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Home My WebLink AboutPA2021-013_20210528_PlansBRANDON ARCHITECTS DATE T-1.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCETITLE SHEET 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 7 1 SHEET LIST5SITE INFORMATION 4 AGENCIES & SERVICES 908 W. OCEANFRONT, NEWPORT BEACH CA 92661 HARVEY RESIDENCE 9 DEFERRED SUBMITTALS 8 SPECIAL INSPECTIONS 2 PROJECT DIRECTORY 3 CODE INFORMATION 6 SHORING & EXCAVATION PROJECT STATISTICS VICINITY MAP 11 PROJECT DESCRIPTION 10 BRANDON ARCHITECTS, INC.1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPARATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50DBA (55DBA WITH TIMER, 65DBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 5. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURN RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION PER NEWPORT BEACH MUNICIPAL CODE SECTION 15.02.120. 6. PERMIT REQUIRED FOR ALL WALLS WITHIN 3' FROM PROPERTY LINE. 7. SOLAR PV SYSTEM. MINIMUM 4 KW DC AND BATTERY SYSTEM WITH 5 KWH TO BE UNDER SEPARATE REVIEW AND PERMIT NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE: BRANDON ARCHITECTS, INC. IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) CODES NBMC (NEWPORT BEACH MUNICIPAL CODE CODES: 2019 CRC, 2019 CFC, 2019 CEC, AND 2019 CMC CAL GREEN, NFPA OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-3/U OCCUPANCY SEPARATION (GARAGE) 1-HR FLOOR & FLOOR-CEILING N/A TYPE OF CONSTRUCTION VB - SPRK'R FIRE SPRINKLER (PER NFPA13D) YES HEIGHT 3 LEVELS FLOOR AREA REF.7/T-1.0 ALLOWABLE BLDG. AREA (PER CBC TBL.503) N/A 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS 1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2. CONTRACTOR SHALL USE THE CITY STANDARD FORM ‘30-DAY NOTICE OF INTENT TO EXCAVATE’ TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION: 1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL: 1.949.644.3275 PERMITS: 1.949.644.3288 INSPECTIONS: 1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 LEGAL DESCRIPTION APN: 047 281 15 LOT 3, BLOCK 9 TRM_00234 MM_013_36-37 LOT INFORMATION ZONED: R-1 SITE AREA: 3,652 SF BUILDABLE AREA: 2,825 SF TOTAL ALLOWABLE AREA: 2,825 X 2 S.F. = 5,650 SF REQ'D. OPEN VOLUME: 2,825 X .15 = 424 SF MAX. THIRD FLOOR ALLOWABLE: 2,825 X .15 = 424 SF OPEN VOLUME PROVIDED: 425 SF COMBINED THIRD FLOOR AND COVERED DECK: 2,825 X .5 = 1,412.5 SF THIRD FLOOR AND COVERED DECK PROVIDED: 422 SF + 132 SF = 554 SF EXISTING BUILDING INFORMATION EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. 3,321 S.F.(3 BEDS. TTL.) ZONING INFORMATION FRONT SETBACK: 8 FT. REAR SETBACK: 0 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. BUILDABLE AREA: 2,825 S.F. THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA AT W OCEANFRONT, FACING THE PACIFIC OCEAN. THE LOT IS APPROXIMATELY 40’ WIDE BY 90’ DEEP, IT IS ZONED RS-D (SINGLE UNIT RESIDENTIAL) AND IS APPROXIMATELY 3,652 S.F. THE PROPERTY INCLUDES AN EXISTING RESIDENCE AND GARAGE. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY RESIDENCE OF APPX. 4,532 S.F. INCLUDING AN ATTACHED 3 CAR GARAGE OF APPX. 735 S.F. THE PROJECT WILL BE OF A CONTEMPORARY DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’ LIVING PLAN WHICH MAXIMIZES THE OCEAN VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR PATIO, BALCONY, AND VIEW DECK. THE EXTERIOR WILL BE PRIMARILY STUCCO SIDING AND METAL ROOFING, WITH ACCENTS OF WOOD, STONE AND METAL. THE HOUSE WILL HAVE APPROXIMATELY 5 BEDROOMS, 4.5 BATHROOMS. THE FIRST FLOOR CONTAINS GENEROUS LIVING SPACE, KITCHEN AND DINING AREA THAT ORIENTED TOWARD THE OCEAN VIEW. THE SECOND LEVEL CONSISTS OF THE MASTER BEDROOM & BATH, 4 BEDROOMS, 4 BATHROOMS AND LAUNDRY. A BONUS ROOM AND A HALF BATH BATHROOM ALONG WITH THE COVERED CABANA AND VIEW DECK ARE LOCATED ON THE THIRD LEVEL. TRUE NORTH PROJECT NORTH OWNER 908 NB PROPERTY MANAGEMENT LLC DEREK & MEGAN HARVEY 3717 EUCLID AVE. DALLAS, TX 75205 P: 214.502.1539 CIVIL ENGINEER FORKERT ENGINEERING & SURVERYING, INC. THOMAS M. RUIZ, P.E. 2231 BROOKURST ST., SUITE 203 HUNTINGTON BEACH, CA 92646 P: 714.963.6793 LANDSCAPE DESIGNER TBD ARCHITECT BRANDON ARCHITECTS, INC. CHRISTOPHER BRANDON, AIA PRINCIPAL 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 P:714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER FMH ENGINEERING, INC. FADY HAKIM, PE 410 GODDARD SUITE 200 IRVINE, CA 92618 P: 949.245.8000 WWW.FMHENGINEERING.COM INTERIOR DESIGNER BLACKBNAD DESIGN MARKY MEEK 3198 AIRPORT LOOP STUDIO E COSTA MESA, CA 92626 T. 949.872.2234 F. 949.872.2747 WWW.BLACKBANDDESIGN.COM ENERGY CONSULTANT CARLY NOBLE ENERGY CODE WORKS, INC. 2600 MICHELSON DR., SUITE 1700 IRVINE, CA 92612 P: 800.700.0131 GENERAL CONTRACTOR ANDREW PATTERSON PATTERSON CUSTOM HOMES 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 SURVEYOR APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 GEOTECHNICAL ENGINEER DAVID WORTHINGTON CEG 2124 EGA CONSULTANTS, LLC. 375-C MONTE VISTA AVE. COSTA MESA, CA 92627 P: 949.542.9309 F: 949.642.1290 PROJECT NO. BA065.1 BALBO A BLVD. W. OCEAN FRONT ALLEY W.08TH ST.09TH ST.10TH ST.OUTDOOR AREA CABANA (THIRD FLOOR COVERED) 132 sq ft BUILDING AREA LIVING GARAGE FIRST FLOOR SECOND FLOOR THIRD FLOOR 3-CAR GARAGE 1,717 2,377 422 4,516 sq ft 732 732 sq ft 5,248 sq ft TITLE SHEET & GENERAL NOTES SURVEY GRADING/CIVIL DRAWINGS ARCHITECTURAL SITE PLANS 3D VIEWS PLANS ROOF PLAN EXTERIOR ELEVATIONS ARCHITECTURAL SECTIONS REFLECTED CEILING PLANS DOORS & WINDOWS ARCHITECTURAL DETAILS STRUCTURAL DRAWINGS SCHEMATIC ELECTRICAL PLANS ENERGY SHEETS T-1.0 T-1.1 T-1.2 SUR C1 C2 C3 C4 C5 A-0.0 A-0.1 A-0.2 A-1.0 A-2.0 A-2.1 A-2.2 A-2.3 A-3.0 A-4.0 A-5.0 A-5.1 A-6.0 A-6.1 A-7.0 A-7.1 AD-1.0 AD-2.0 S-1 S-2 S-3 S-4 D-1 D-2 D-3 D-4 D-5 D-6 SN1 HFX1 HFX2 HFX3 E-1.0 E-2.0 T-24-a T-24-b T-24-c TITLE SHEET ARCHITECTURAL GENERAL NOTES SUPPLEMENTAL DOCUMENTS & NOTES SURVEY TITLE SHEET PRECISE GRADING PLAN SECTIONS EROSION CONTROL PLAN SOIL REPORT RECOMMENDATIONS ARCHITECTURAL SITE PLAN SLAB EDGE PLAN AREA PLANS 3D VIEWS FIRST & SECOND LEVEL FLOOR PLAN THIRD LEVEL FLOOR PLAN FIRST & SECOND LEVEL DIMENSION PLAN THIRD LEVEL DIMENSION PLAN ROOF PLAN EXTERIOR ELEVATIONS ARCHITECTURAL SECTIONS ARCHITECTURAL SECTIONS REFLECTED CEILING PLANS REFLECTED CEILING PLANS DOOR SCHEDULE & LEGEND WINDOW SCHEDULE & LEGEND ARCHITECTURAL DETAILS ARCHITECTURAL DETAILS FOUNDATION PLAN FIRST FLOOR FRAMING PLAN SECOND FLOOR FRAMING PLAN ROOR FRAMING PLAN FOUNDATION DETAILS FRAMING DETAILS FRAMING DETAILS FRAMING DETAILS FRAMING DETAILS FRAMING DETAILS STRUCTURAL NOTES HARDY FRAME HARDY FRAME HARDY FRAME SCHEMATIC ELECTRICAL PLANS SCHEMATIC ELECTRICAL PLANS TITLE-24 COMPLIANCE REPORT TITLE-24 COMPLIANCE REPORT TITLE-24 COMPLIANCE REPORT CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov | (949) 644-3200 ACKNOWLEDGMENT OF NO CONSTRUCTION-RELATED NOISE ON SATURDAY OR SUNDAY IN HIGH DENSITY AREAS On June 11, 2019, the City Council adopted an ordinance restricting construction-related noise on Saturday in High Density Areas effective August 12, 2019. I acknowledge that any construction-related noise, (including, but not limited to operating power equipment or machinery in a manner that produces noise) is not allowed on Saturday or Sunday in High Density Areas in accordance with Newport Beach Municipal Code 10.28.040. As the owner of the property, I am responsible to ensure all persons working on the property comply with this provision of the Newport Beach Municipal Code. Project Address: _______________________________________________________ Permit Number: ________________________________________________________ Owner’s Name: ________________________________________________________ Owner’s Signature: _____________________________________________________ Contractor’s Signature: _________________________________________________ Date: _________________________________________________________________ Forms\Acknowledgment_No_Saturday_Construction_HighDensityAreas 0729-2021 908 W OCEANFRONT DocuSign Envelope ID: BBE595F9-94EB-4344-B164-A2EF801FF97D 5/27/2021 Derek Harvey BRANDON ARCHITECTS DATE T-1.1 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCEARCHITECTURAL GENERAL NOTES 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 2 GENERAL NOTES 1 CONTRACT DOCUMENT NOTES 3 ABBREVIATIONS & AND . ANGLE @ AT C.L. CENTERLINE DIAMETER, ROUND . PERPENDICULAR # POUND OR NUMBER A.B. ANCHOR BOLT ABV. ABOVE A/C. AIR CONDITIONING A.C. ASPHALT CONCRETE ACOUS ACOUSTICALA.D. AREA DRAIN ADH. ADHESIVE ADJ. ADJUSTABLE, ADJACENT AL. ALUMINUM ALT. ALTERNATE ANOD. ANODIZED A.P. ACCESS PANEL APPX. APPROXIMATE APPV'D. APPROVED ARCH. ARCHITECTURAL,ARCHITECT ASB. ASBESTOS ASSY. ASSEMBLY AUTO. AUTOMATIC B. BATHROOM BD. BOARD BEL. BELOWBET. BETWEEN BIT. BITUMINOUS BLDG. BUILDING BLK. BLOCK BLK'G. BLOCKING BM. BEAM B.O. BY OWNER, BY OTHERS BOT. BOTTOM BR. BEDROOM B.W. BACK OF WALL, BOTTOM OF WALL CAB. CABINET C.B. CATCH BASIN C.B.C. CALIFORNIA BUILDING CODE C.R.C. CALIFORNIA RESIDENTIAL CODE CEM. CEMENT C.G. CORNER GUARDCHAN. CHANNEL CHG. CHANGE C.I. CAST IRON C.J. CONTROL / CONSTRUCT./CEILING JOINT CLG. CEILING CLKG. CAULKING CLR. CLEAR, CLEARANCE CNTR. COUNTER CONC. CONCRETE COND. CONDITION CONST. CONSTRUCT, CONSTRUCTION CORR. CORRIDOR, CORROSIVE CTSK. COUNTER SINK, COUNTERSUNK CTR. CENTER DBL. DOUBLE DECO. DECORATIVEDEPT. DEPARTMENT DET. DETAIL D.F. DRINKING FOUNTAIN, DOUGLAS FIR DIA. DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DR. DOOR D.S. DOWNSPOUT D.S.P. DRY STANDPIPE DWG. DRAWING(S) E. EXISTING, EAST, ENTRY, EACH E.J. EXPANSION JOINT ELEC. ELECTRIC, ELECTRICAL ELEV. ELEVATOR EMER. EMERGENCY ENCL. ENCLOSED, ENCLOSURE E.P. ELECTRICAL PANEL, END POINT EQ. EQUAL EQV. EQUIVALENT EQUIP. EQUIPMENT E.W. EACH WAY EXH. EXHAUST EXPO. EXPOSED EXT. EXTERIOR E.G. EXISTING GRADE F. FIXED F.A. FIRE ALARM FAC. FACTORY F.C.O. FLOOR CLEAN OUT F.D. FLOOR DRAIN FDN. FOUNDATIONF.E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINET F.G. FINISH GRADE FIX./FIXT. FIXTURE F.J. FLOOR JOIST F.L. FLOW LINE FLASH. FLASHING FLR. FLOOR FLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE/CURB F.O.F. FACE OF FINISH F.O.S. FACE OF STUD / STRUCTURE / SHEATHING F.O.M. FACE OF MASONRY FP. FIREPLACE F.S. FLOOR SINK, FINISH SURFACE FT. FOOT, FEET FTG. FOOTING FURR. FURRING FUT. FUTURE F.V. FIELD VERIFY GA. GAUGE GALV. GALVANIZED G.B. GRAB BAR, GRADE BEAM G.C. GENERAL CONTRACTOR GEN. GENERAL G.F.I. GROUND FAULT INTERRUPT G.I. GALVANIZED IRON G.L.B. GLU-LAM BEAM GND. GROUND GR. GRADE GYP. GYPSUM G.P. GRADE PLANE H./HT. HIGH, HEIGHT H.B. HOSE BIBB H.C. HOLLOW CORE HD. HARD, HEAD HDR. HEADER HDWD. HARDWOOD HDWR. HARDWARE H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOUR HVAC HEATING VENTILATING AIR CONDITIONING ABBREVIATIONS I.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION IN. INCH INSUL. INSULATION INT. INTERIOR INV. INVERT/INVERTED JAN. JANITOR JT. JOINT JST. JOIST KIT. KITCHEN L. LOW, LINEN L.A. LANDSCAPED AREA LAB. LABORATORY LAM. LAMINATED LAV. LAVATORY LBS. POUNDS LFA. LOAD FROM ABOVE L.H. LEFT HAND LKR. LOCKER LT. LIGHT LUM. LUMINOUS, LUMENS MAINT. MAINTENANCE MAS. MASONRY MAT. MATERIAL MAX. MAXIMUM M.B. METAL BOLT M.C. MEDICINE CABINET MECH. MECHANICAL MEMB. MEMBRANE MET./MTL. METAL MFGR. MANUFACTURER M.H. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRY OPENING MT. MOUNTEDMUL. MULLION N. NEW, NORTH NAT. NATURAL N.I.C. NOT IN CONTRACT, CONTACT N.G. NATURAL GRADE NO. NUMBER NOM. NOMINAL N.T.S. NOT TO SCALE O/. OVER O.A. OVERALL OBS. OBSCURE O.C. ON CENTER O.D. OUTSIDE DIAMETER, DIMENSION O.F.D. OVERFLOW DRAIN OFF. OFFICE OPNG. OPENING OPP. OPPOSITE PERIM. PERIMETER PL. PROPERTY LINE, PLATE P.LAM. PLASTIC LAMINATE PLAS. PLASTER PLUMB. PLUMBING PLYWD. PLYWOOD PNT. PAINT(ED) P.O.C. POINT OF CONTACT, CONNECTION PR. PAIR PROJ. PROJECTION PSL. PARALLEL STRAND LAMINATE PT. POINT R.A. RETURN AIR RAD. RADIUS R.D. ROOF DRAIN R.D.L. ROOF DRAIN LEADER RECPT. RECEPTACLE RECT. RECTANGLE, RECTANGULAR REF. REFERENCE REFR./R. REFRIGERATOR REG. REGULAR, REGISTER REINF. REINFORCE(D), REINFORCEMENT REQ'D. REQUIRED RESIL. RESILIENT RET. RETAIN(ING), RETURN RM. ROOM R.O. ROUGH OPENING R.R. ROOF RAFTER RWD. REDWOOD S. SOUTH S.A. SUPPLY AIR S.C. SOLID CORE S.C.D. SEAT COVER DISPENSER SCHED. SCHEDULE S.D. SUBDRAIN, SOAP DISPENSER SEC. SECTION SEL. SELECT(ED) SH. SHELF SHT. SHEET SHT'G. SHEATHING SIM. SIMILAR SIMP. SIMPSON S.J. SOFFIT JOIST S.S. STAINLESS STEEL S.SK. SERVICE SINK STA. STATION STD. STANDARD STL. STEEL STOR. STORAGE STRUCT. STRUCTURE, STRUCTURAL SUSP. SUSPEND(ED) SYM. SYMMETRICAL SYS. SYSTEM T. TREAD, TRASH T.C. TOP OF CURB T.CL. TIME CLOCK TEL. TELEPHONE TEMP. TEMPERED TER. TERRAZZO T & G TONGUE & GROOVE THK. THICK, THICKNESS T.P. TOP OF PAVING T.PL. TOP OF PLATE T.O.S. TOP OF STRUCTURE, SHEATHING, SLAB TRANS. TRANSFORMER T.S. TOP OF STEP T.W. TOP OF WALL TYP. TYPICAL U. UNDER U.B.C. UNIFORMBUILDING CODE U.G. UNDERGROUND U.L. UNDERWRITER'S LABORATORY UNF. UNFINISHED U.N.O. UNLESS NOTED OTHERWISE UR. URINAL V./VERT. VERTICAL VENT. VENTILATION, VENTILATINGVER. VERIFY V.T.R. VENT THROUGH ROOF W. WEST, WIDTH, WASHER W/. WITH WD. WOOD W.H. WATER HEATER W.C. WATER CLOSET W.I. WROUGHT IRON WP. WATERPROOF(ING) W.W.M. WELDED WIRE MESH DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: 908 NB PROPERTY MANAGEMENT LLC ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., JEFF VAN VOORHIS, AIA CONTRACTOR SHALL MEAN: LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. ARCHITECTURAL GENERAL NOTES: 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1.0) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: - THE CALIFORNIA BUILDING CODES, 2019 EDITIONS, AND ALL APPLICABLE RELATED SPECIALTY CODES. - THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT"). - THE CITY OF NEWPORT BEACH MUNICIPAL CODE INCLUDING ANY WORK TIME RESTRICTION AND ANY AMENDMENT TO CALIFRONIA BUILDING CODES. - THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. 6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT ITIS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER. 8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS/HER AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROAD FORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED ANDEXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. INCASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (E.G. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-2017; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TOEXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS ANDTHE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TOWORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, AND COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. (SEE CALGREEN NOTES FOR ADDITIONAL REQUIREMENTS OF OPERATION &MAINTENANCE MANUAL) 26. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HANDWRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 27. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 28. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. 29. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 30. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. 31. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 32. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 33. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 34. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 35. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED; SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 36. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION IS REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR ITSSUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY INTEGRITY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD. 37. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS AND REQUIRED BY CODE. 38. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 39. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 40. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 41. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AREAS, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION: PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. DUCTS PENETRATION: DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2) STAIRWAY ILLUMINATION: 1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED. 2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8) GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. ALL FIXTURES AND FITTINGS SHALL COMPLY WITH THE MAX FLOW RATE SET BY CALGREEN (CALIFORNIA GREEN BUILDING STANDARD CODE) AND CALIFORNIA PLUMBING CODES. G.C. TO VERIFY PRIOR TO PURCHASE AND INSTALL OF ANY FIXTURE AND FITTING 2. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 @ SHOWERS & TUBS.3. MAX. TEMP. OF 110° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 @ BIDETS. 4. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 5. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6) 6. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 7. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. MATERIALS & FINISHES: 1. WALLS COVERINGS AND FLOOR OF SHOWERS AND BATHTUBS WITH A SHOWER HEAD SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL NONABSORBENT SURFACE, TO A HEIGHT OF NOT LESS THAN 72-INCHES ABOVE THE FLOOR. PROVIDE CEMENT BOARD, CEMENT PLASTER BACKING, OR TILE BACKBOARD FOR TILE FINISH. (CRC R307.2) 2. INSTALL MIN. 5/8" TYPE 'X' MOISTURE & MOLD RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS. FIREPLACES: 1. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) 2. FACTORY BUILT WOOD BURNING FIREPLACES SHALL BE QUALIFIED AT THE U.S. EPA’S VOLUNTARY FIREPLACE PROGRAM PHASE 2 EMISSIONS LEVEL. (CRC 1004.1.1) 3. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3) 4. HORIZONTAL OPENINGS ARE NOT ALLOWED, FOR EXHAUST VENTS, IN WALLS CLOSER THAN 3 FEET TO A PROPERTY LINE. (TABLES R302.1 (1)&(2)). HORIZONTAL VENT CAPS SHALL BE 2 FEET CLEAR FROM PROPERTY LINES. 5. EXHAUST OPENINGS SHALL NOT BE DIRECTED ONTO WALKWAYS. (R303.5.2) 6. SOLID FUEL BURNING FIREPLACES (IF PERMISSIBLE): A. PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX OF A SOLID FUEL BURNING FIREPLACE. B. SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. C. CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. (CRC R1003.9) D. LIQUID FUELED FIREPLACES ARE NOT ALLOWED FOR INTERIOR USE. 7. ANY INSTALLED GAS FIREPLACE SHALL BE DIRECT VENT SEALED-COMBUSTION PER CAL GREEN SECTION 4.503. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4- INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. WASHER & DRYER NOTE: AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CMC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CMC. 504.4.1) *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 NEWPORT BEACH NOTES 1. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21,2019 AS REQUIRED BY NBMC SECTION 15.02.05. 2. G.C. TO PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) IN DESIGNATED “HIGH DENSITY AREAS”. PROJECT SIGN SHALL COMPLY WITH NBMC SECTION 15.60.030. BRANDON ARCHITECTS DATE T-1.2 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCESUPPLEMENTAL DOCUMENTS & NOTES 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.1 CAL GREEN - RESIDENTIAL MINIMUM REQUIREMENTS 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 1 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov | (949) 644-3200 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2019 California Residential Code (CRC); 2019 California Building Code (CBC); 2019 California Plumbing Code (CPC); 2019 California Electrical Code (CEC); 2019 California Mechanical Code (CMC); 2019 Building Energy Efficiency Standards (BEES); 2019 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential building undergoing permitted alterations, additions or improvements shall replace non-compliant plumbing fixtures with water-conserving plumbing fixtures meeting the requirements of 2019 California Green Building Standards Code, Section 4.303.1 Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC 15.11.010) 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants of the legal requirements to observe covenants, conditions and restrictions, which may be recorded against the property or to obtain plans. You should contact your community associations prior to commencement of any construction authorized by this permit. 3. Prior to performing any work in the City right-of-way an encroachment permit must be obtained from the Public Works Department. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city’s approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 6”-8” measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval is independent of the City process and may be required for this improvement. Please check with the HOA Board. 9. Additional permits are required for detached structures including but not limited to: a. Accessory structures, detached patio covers, and trellises, b. Masonry or concrete fences over 3.5 ft. high or within 3 feet of the property line, c. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall and any retaining wall within 3 ft. of property line regardless of height. 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 2 d. Electrical and Plumbing for exterior improvements detached from the house (i.e. barbeque, fountain, fire feature) CONSTRUCTION: 10. Pedestrian protection adjacent to public way to be as follows: CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED 8 feet or less Less than 5 feet Construction railings 5 feet or more None More than 8 feet Less than 5 feet Barrier and covered walkway 5 feet or more, but not more than one-fourth the height of construction Barrier and covered walkway 5 feet or more, but between one-fourth and one-half the height of construction Barrier 5 feet or more, but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be cement board or cement plaster. (CRC R307.2, CBC 1209.2.3) 13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. c. Glazing adjacent to doors: i. Within a 24-inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in-swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109 (115922)) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 3 a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. c. On each additional story, including basements and habitable attics. d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance. f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.10.5 & 907.2.10.6. 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). b. On every occupiable level of the dwelling unit including basements. c. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315.6(4). 17. All fenestrations on windows and doors shall have U-factors (0.30 max) and Solar Heat Gain Coefficient (SHGC=0.23 max) values in accordance with T-24 energy calculations. All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line according to the following table: Time in Use Hours Required Setback from Property Line Required Setback from Adjacent Structures 0 – 1 day 10 feet 5 feet > 1 day 20 feet 5 feet c. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 4 FIREPLACE: 19. All fireplaces: a. Factory-built fireplaces, chimneys and all of their components shall be listed and installed in accordance with their listing and manufacturer's installation instructions. (CRC R1004.1) b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA’s Voluntary Fireplace Program Phase 2 emissions level. (CRC 1004.1.1) c. Decorative shrouds shall not be installed at the termination of factory-built chimneys except where such shrouds are listed and labeled for use with the specific factory-built chimney system and are installed in accordance with manufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3) d. Horizontal openings are not allowed, for exhaust vents, in walls closer than 3 feet to a property line. (Tables R302.1(1)&(2)). Horizontal vent caps shall be 2 feet clear from property lines. e. Exhaust openings shall not be directed onto walkways. (R303.5.2) 20. Solid fuel burning fireplaces: a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid fuel burning fireplace. b. Solid fuel burning fireplace must comply with the California Energy Standards mandatory measures. c. Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. (CRC R1003.9) d. Liquid fueled fireplaces are not allowed for interior use. 21. Direct vent gas appliance fireplace: a. Direct vent sealed-combustion gas appliance fireplace must comply with the Cal Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1) MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1202.5.2.1, CMC 402.5) 23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity control sensor, min. 50 CFM capacity. (CRC R303.3) 24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1(2)) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree elbows. (CMC 504.4.2.1) 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1) 27. Mechanical equipment shall be installed per the manufacture’s installation instructions. (CMC 303.1) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 5 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) PLUMBING: 30. Separate water meters are required for all new duplexes. Separate fire risers are required at each water meter. 31. Plumbing Fixtures: a. New Construction & Addition/Alterations that increases condition space area, volume, or size (Cal Green 4.303.1): i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: i. Shower Heads: 1.8 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 33. The water heater burner to be at least 18 inches above the garage floor, if located in a garage. (CPC 507.13) 34. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of water heaters located in garage. (CPC 507.13.1) 35. Water heaters to be strapped at top and bottom with 1 ½” x 16 gauge strap with 3/8” diameter. X 3” lag bolt each end. (CPC 507.2) 36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 38. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and & 706.0) 39. Cleanouts are required within 2 feet of the connection between the building interior roof/deck drain piping system and the exterior onsite storm drain system. (CPC 1101.13) 40. All hose bibbs shall have vacuum breakers. (CPC 603.5.7) 41. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 42. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 43. Provide gas line with a min capacity of 200,000 BTU for water heater. (Cal Energy Code 150.0(n)) 44. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 45. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 6 46. Insulate all hot water pipes. (Cal Energy Code 150.0 (j) (2), and CPC 609.11). 47. Isolation valves are required for tankless water heaters on the hot and cold supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (6)) 48. Install 1 automatic clothes washer connection per one and two family dwelling. (CPC Table 422.1) ELECTRICAL: 49. Electrical service shall be underground for new construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross floor area of the existing building. (NBMC 15.32.015) 50. Edison Company approval is required for meter location prior to installation. 51. Field inspectors shall review and approve underground service requirement prior to concrete placement. 52. Service equipment and subpanels shall have a min 30” wide by 36” deep clear work space.(CEC 110.26) 53. All lighting is required shall be high efficacy. (California energy code section 150.0 (k) and Table 150.0-A.) 54. Provide a listed 1 inch raceway to accommodate a dedicated 208/240-volt circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4.1) 55. All receptacle outlets are required shall be listed tamper resistant (CEC 406.12 and 250.52) 56. Combination type AFCI circuit breakers are required for all 120-volt single phase 15/20 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12) 57. A minimum of one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 58. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 59. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 60. Subpanels are not allow to be located in bathrooms or clothes closets.. Avoid installing sub-panels in fire wall envelope unless the panel is listed or fire protection is clearly detailed to the satisfaction of the building official. (CEC 240.24 (D) and (E) 61. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. Group non-cable circuits in panel. (CEC 210.4(B)) (CEC 210.4(D)) 62. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (B)(1)) 63. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)(1)) 64. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)(1)) 65. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)( 1),(2),and (3)) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 7 66. The spacing for general receptacle outlets must be located so that no point on any wall, fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)(1)) 67. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 68. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1)). 69. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11(C) (2)). 70. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 71. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2) 72. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative-treated wood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.10.5.1) 73. Anchor bolts shall include steel plate washers, a minimum of 0.229” x 3” x 3” in size, between sill plate and nut. (CRC R602.11.1, CBC 2308.3, Acceptable alternate SDPWS 4.3.6.4.3) BRANDON ARCHITECTS DATE A-0.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC DEREK & MEGAN HARVEY 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 04/01/21 HARVEY RESIDENCEARCHITECTURAL SITE PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. EXISTINGBUILDING EXISTING BUILDING EXISTING BUILDING GM SCO N18°27'05"E 93.37'N71°37'07"W 40.02'N18°28'51"E 89.07'N77°46'14"W 40.21'(11.09) FS (10.74) FS (11.26) FFG (29.96) RIDGE (10.94) FS (12.07) FS (12.15)FS (11.71) FS (11.68) FS (39.38) CHIMNEY TOP (12.02) FS(13.13) TS (12.22) FF (11.47) FS (12.26) FF (12.14) FS (12.28) FF (12.21) TS (11.29) FS (11.10) FS (10.92) FS (10.14) FL (10.14) FL (10.19) FL (10.20) FL (10.23) FL (10.23) FL (10.82) FS(10.89) FS (11.25)FS GATE (10.82) FS (11.30) FS (11.16) FS(11.25) FS (11.36) FS (11.48) FS(11.51) FS (12.10)FS (33.66) CHIMNEY TOP (31.08) RIDGE (38.85) CHIMNEY TOP (13.03) TS (11.60) FS (11.62) FS (11.59) FS (11.62) FS (11.64) FS (11.18) NG~SAND (11.19) NG~SAND (10.83) WM SCO SCO GATE (11.83) FS (14.97)TW (11.88)FS (14.08)TW (11.89)FS (14.13) TW (14.03)TW (11.85)FS (14.81)TW (11.85)FS GATE (11.25) FS (12.11) FS (12.06) FS (12.85) FS (12.78) FS (11.85) FS (11.79) FS (11.66) FS GP16.49TWS 14.92TW 12.72 TS 12.72 TS11.68FS 11.72FS 11.83 FS 11.94 FS12.52 FS (17.18)TWS (14.85)TW LOT 3 TRACT NO. 234 M.M. 13/36-37 LOT 2 LOT 4 OCEANFRONT W.CLW. OCEANFRONTSAND SAND SAND PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE FOUND LEAD HOLE FOUND TAG IN EPOXY, LS4653 FOUND LEAD & TAG, LS4653 (12.01)TS (11.69)BS (12.13)TS (11.80)BS (12.09) FS (12.01) FS (12.08) FS (12.11) FS (12.14) FS (12.20) FS (12.19) FS (12.23)TS (11.77)BS C KEYNOTES A SITE PLAN NOTES B ANNOTATION LEGEND DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTSTO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015) 5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. LANDSCAPE NOTES:1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305)3'-0"S.Y.S.B.3'-0"S.Y.S.B.8'-0" F.Y.S.B.3'-0"F.O.F.3'-1"F.O.F.3'-10"F.O.F.3'-0"F.O.F.3'-1"F.O.F.3'-0"F.O.F.4'-0"F.O.F.3'-10 7/8"2'-7 1/2"2'-10 5/8"5'-0 1/8"36" MIN.CLR.23'-6 3/4"CLR.30'-9 3/8"CLR.17'-3 3/8"CLR.6'-0"MAX 20'-0"CLR. 11.80' F.F.REF. CIVIL FOR TOP OF SLAB 11.80' F.F.REF. CIVIL FOR TOP OF SLAB15.51' T.W.12.01' F.S.15.51' T.W.12.20' F.S.15.51' T.G.14.01' T.W.12.14' F.S.15.51' T.W.12.11' F.S.15.51' T.W.12.23' F.S.17.25' T.W.11.83' F.S.17.25' T.W.11.25' T.S.15.51' T.G.14.01' T.W.12.11' F.S.SLOPE PER CIVIL SLOPE PER CIVIL 01.01 01.02 01.04 01.04 01.01 02.01 02.01 01.01 02.37 02.27 02.03 02.31 02.39 32.01 32.01 32.0132.26 32.26 03.12 02.17 02.17 32.18 02.01 32.01 26.02 11.01 32.13 11.33 32.20 32.20 32.20 32.20 02.17 APN: 047 281 15 LOT 3, BLOCK 9 TRM_00234 MM_013_36-38OCEANFRONT W.SAND W. OCEANFRONTADJACENT PROPERTY (NOT A PART) ADJACENT PROPERTY (NOT A PART) N18°27'05"E 93.37' N18°28'51"E 89.07'N77°46'14"W 40.21'N71°37'07"W 40.02'PATIO (REF. CIVIL & LND. DWGS.) 3-CAR GARAGE SAND ROOM ELEV. PWDR. GREAT ROOM DINING KITCHEN LOUNGE PANTRY UP ENTRY STAIRS PT.2 11.09' FS PT.4 11.83' FS PT.1 11.60' FS PT.3 10.94' FS PT. 1 11.60' PT. 2 11.09' PT. 3 10.94' PT. 4 11.83' 45.46 / 4 = 11.36' ROOM NAME UP 1 15'-6" N90° 00' 00"E 78.25' 01.13 ROOM TAG PROPERTY LINE TAG KEYNOTE TAG SPOT ELEVATION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS REVISION TAG BARBEQUE - AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER – PROVIDE POWER AND GAS AS REQUIRED – INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC FIREPIT - AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER – PROVIDE POWER AND GAS AS REQUIRED – INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPCAS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION TRASH CANS - SCREEN FROM STREET AND PROVIDE MIN. CLEARANCES AS REQ'D. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATIONPOINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB PROJECT NORTHTRUE NORTHN N 01.01 PROPERTY LINE 01.02 FRONT YARD SETBACK 01.04 SIDE YARD SETBACK 02.01 FOOTPRINT OF EXISTING STRUCTURE TO BE REMOVED 02.03 CENTERLINE/FLOWLINE OF ALLEY 02.17 (E.) PROPERTY LINE WALL PROTECT IN PLACE 02.27 (E.) GAS METER LOCATION REF. SURVEY & CIVIL DWGS. 02.31 (E.) SEWER C.O. LOCATION REF. SURVEY & CIVIL DWGS. 02.37 (E.) WATER METER LOCATIONREF. SURVEY & CIVIL DWGS. 02.39 (E.) GUARD POST TO BE REMOVED - REF. SURVEY & CIVIL DWGS. 03.12 DEPRESS SLAB FOR PEDESTAL FLOOR SYSTEM. REF. CIVIL AND SLAB EDGE PLAN 11.01 FIREPIT PROVIDE GAS STUB-OUT, REF. LAND. DWGS., G.C. TO VERIFY LOC'N W/. OWNER 11.33 (N.) BBQ. PROVIDE GAS STUB-OUT AND ELECTRICITY AS REQ'D., REF. LAND. DWGS., G.C. TO VERIFY LOC'N W/. OWNER 26.02 RECESSED MAIN SERVICE PANEL 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 32.01 (N.) HARDSCAPE COLORED & SCORED CONCRETE OR STONE PAVERS (AS SELECTED), REF. LAND. DWGS. 32.13 (N.) 42" TALL GATE REF. LANDS. DWGS. 32.18 (N.) LANDSCAPE WALL CMU PILASTER W/. STUCCO FINISH WITH 18" GLASS TOP, MAX. HT. 42" (REF. CIVIL DWGS.)32.20 (N.) PROPERTY LINE WALL (MAX. 3' ABV. N.G.) REF. LANDS. DWGS. 32.26 (N.) CONCRETE STEPS ON GRADE REF. CIVIL DWGS. SCALE: 3/16" = 1'-0"1ARCHITECTURAL SITE PLAN SCALE: 1/8" = 1'-0"2GRADE PLANE EXHIBIT BRANDON ARCHITECTS DATE A-0.2 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC DEREK & MEGAN HARVEY 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 04/01/21 HARVEY RESIDENCEAREA PLANS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.A GENERAL NOTES C KEYNOTES B GENERAL NOTES NOTE: GENERAL CONTRACTOR TO PROVIDE SHOP DRAWINGS CONSISTENT WITH THE CONSTRUCTION DOCUMENTS. GENERAL CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP DRAWINGS PRIOR TO FABRICATION & POURING. ARCHITECT & STRUCTURAL ENGINEER TO REVIEW SHOP DWGS. FOR DESIGN CONFORMITY TO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION & POURING. DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION: PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). SLAB ON GRADE NOTE: PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK UP 1'-2 1/2"34'-9 1/2"15'-11 1/8"23'-8 3/4" 1'-2 1/2"34'-9 1/2"15'-11"23'-8 7/8"12'-11 1/2"33'-8 5/8"1'-8 3/8"5'-10 3/4"5'-1 1/4" 4'-10 5/8"33'-7 5/8"21'-0 1/4"7'-2 5/8"5'-5"13'-5"18'-10"6'-9"10" 1'-5 5/8" 6'-1" E J1 J 2 OA5 OA6 OA7 OPEN AREA 4 59 sq ft OPEN AREA 3 91 sq ft DN. 7'-4 3/8"8'-2 7/8"2'-0"I G F H F1 F2 SECOND FLOOR A: 2,378 sq ft 8'-6 7/8" 3'-1 1/2"4'-10 1/2"1'-2 5/8"34'-9 3/8"7'-4 1/8"9'-0 7/8"3'-6 3/4"20'-7 1/4"32'-9 5/8"11"7'-2 5/8"5'-3"26'-6"2'-0 5/8"6'-1 1/8" OA1OA3 Buildable Area 2,815 sq ft OPEN AREA 1 A: 60 sq ft OPEN AREA 2 A: 216 sq ft UP 25'-6 1/4"32'-9 5/8"8'-2 7/8"33'-7 5/8"14'-11"17'-10 5/8"A B D C G1 G2 -G3 OA2 OA4 A1 A2 FIRST FLOOR A: 1,717 sq ft 3-CAR GARAGE A: 732 sq ft DN. 26'-5 3/4"19'-1 1/4"7'-7 3/8"9'-11 3/8" 5'-1 1/4"6'-4 5/8"12'-6 1/2"15'-0"10'-4 5/8"12'-9 1/8" K M L1 L2 THIRD FLOOR A: 422 sq ft VIEW DECK SF A: 1,023 sq ft CABANA A: 132 sq ft A 35' - 3 5/8" X 33' - 7 5/8" 1169.88 A1 0' - 8 3/8" X 2' - 0 5/8" 2.5 A2 0' - 8 3/8" X 5' - 3" 6.4 B 7' - 4 1/8" X 27' - 0 1/4" 187.42 C 9' - 0 7/8" X 32' - 9 5/8" 297.61 D 3' - 6 3/4" X 14' - 11" 53.14 TOTAL 1716.95 G1 3' - 6 3/4" X 17' - 10 5/8" 63.72 G2 20' - 7 1/4" X 32' - 9 5/8" 675.86 -G3 8' - 6 7/8" X 0' - 11" -7.86 TOTAL 731.72 OA1 7' - 3 1/8" X 6' - 9 3/8" 59.48 OA2 4' - 1 3/8" X 26' - 6" 161.48 OA3 3' - 8 5/8" X 33' - 7 5/8" 44.61 OA4 4' - 10 1/2" X 2' - 0 5/8" 10 TOTAL 275.57 E 6' - 1 7/8" X 12' - 11 1/2" 95.43 F 35' - 3 1/2" X 33' - 7 5/8" 1170.23 F1 0' - 8 1/2" X 2' - 0" 2.42 F2 0' - 8 1/2" X 5' - 5" 6.55 G 15' - 11 1/8" X 21' - 0 1/4" 334.8 H 23' - 8 3/4" X 33' - 8 5/8" 800.47 I 0' - 9 1/2" X 6' - 8" 5.63 J1 5' - 1 1/4" X 5' - 10 3/4" -30.09 J2 4' - 10 5/8" X 1' - 8 3/8" -8.3 TOTAL 2377.14 SECOND FLOOR LIVING GARAGE FIRST FLOOR LIVING FIRST FLOOR OPEN AREA A 35' - 3 5/8" X 33' - 7 5/8" 1169.88 A1 0' - 8 3/8" X 2' - 0 5/8" 2.5 A2 0' - 8 3/8" X 5' - 3" 6.4 B 7' - 4 1/8" X 27' - 0 1/4" 187.42 C 9' - 0 7/8" X 32' - 9 5/8" 297.61 D 3' - 6 3/4" X 14' - 11" 53.14 TOTAL 1716.95 G1 3' - 6 3/4" X 17' - 10 5/8" 63.72 G2 20' - 7 1/4" X 32' - 9 5/8" 675.86 -G3 8' - 6 7/8" X 0' - 11" -7.86 TOTAL 731.72 OA1 7' - 3 1/8" X 6' - 9 3/8" 59.48 OA2 4' - 1 3/8" X 26' - 6" 161.48 OA3 3' - 8 5/8" X 33' - 7 5/8" 44.61 OA4 4' - 10 1/2" X 2' - 0 5/8" 10 TOTAL 275.57 E 6' - 1 7/8" X 12' - 11 1/2" 95.43 F 35' - 3 1/2" X 33' - 7 5/8" 1170.23 F1 0' - 8 1/2" X 2' - 0" 2.42 F2 0' - 8 1/2" X 5' - 5" 6.55 G 15' - 11 1/8" X 21' - 0 1/4" 334.8 H 23' - 8 3/4" X 33' - 8 5/8" 800.47 I 0' - 9 1/2" X 6' - 8" 5.63 J1 5' - 1 1/4" X 5' - 10 3/4" -30.09 J2 4' - 10 5/8" X 1' - 8 3/8" -8.3 TOTAL 2377.14 SECOND FLOOR LIVING GARAGE FIRST FLOOR LIVING FIRST FLOOR OPEN AREA OA5 7' - 3 1/8" X 6' - 9 3/8" 81.62 OA6 4' - 1 3/8" X 26' - 6" 9.85 OA7 3' - 8 5/8" X 33' - 7 5/8" 59.48 TOTAL 150.95 K 26' - 5 3/4" X 19' - 1 1/4" 505.86 -L1 5' - 1 1/4" X 12' - 6 1/2" -64.01 -L2 6' - 4 5/8" X 15' - 0" -95.78 M 9' - 11 3/8" X 7' - 7 3/8" 75.75 TOTAL 421.82 THIRD FLOOR LIVING SECOND FLOOR OPEN AREA BUILDING AREA LIVING GARAGE FIRST FLOOR SECOND FLOOR THIRD FLOOR 3-CAR GARAGE 1,717 2,377 422 4,516 sq ft 732 732 sq ft 5,248 sq ft OA5 7' - 3 1/8" X 6' - 9 3/8" 81.62 OA6 4' - 1 3/8" X 26' - 6" 9.85 OA7 3' - 8 5/8" X 33' - 7 5/8" 59.48 TOTAL 150.95 K 26' - 5 3/4" X 19' - 1 1/4" 505.86 -L1 5' - 1 1/4" X 12' - 6 1/2" -64.01 -L2 6' - 4 5/8" X 15' - 0" -95.78 M 9' - 11 3/8" X 7' - 7 3/8" 75.75 TOTAL 421.82 THIRD FLOOR LIVING SECOND FLOOR OPEN AREA SCALE: 3/16" = 1'-0"2SECOND LEVEL AREA PLAN SCALE: 3/16" = 1'-0"1FIRST LEVEL AREA PLAN SCALE: 3/16" = 1'-0"3THIRD LEVEL AREA PLAN BRANDON ARCHITECTS DATE A-1.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCE3D VIEWS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. SCALE: 1/8" = 1'-0"1NORTHEAST AXONOMETRIC SCALE: 1/8" = 1'-0"2SOUTHEAST AXONOMETRIC SCALE: 1/8" = 1'-0"4NORTHWEST AXONOMETRIC SCALE: 1/8" = 1'-0"3SOUTHWEST AXONOMETRIC BRANDON ARCHITECTS DATE A-2.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCEFIRST & SECOND LEVEL FLOOR PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 01.06 LINE OF ROOF, EAVES & OVERHANGS ABOVE 03.04 DEPRESSED SLAB/STRUCTURE FOR FIREPLACE COORD. WITH MFG'R. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 03.06 DEPRESSED SLAB FOR ELEVATOR 12". COORD. WITH ELEVATOR MFG. & G.C., REF. STRUCT. DRAWINGS 03.12 DEPRESS SLAB FOR PEDESTAL FLOOR SYSTEM. REF. CIVIL AND SLAB EDGE PLAN 06.38 BUILT-IN CLOSET CUSTOM PER INTERIOR DESIGNER 06.47 TOWEL RACK PER I.D. CUSTOM RACK AND SHELVES PER I.D. 06.48 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION COORD. WITH I.D. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 08.02 7 3/4" STEP AT IN SWING DOORS (R311.3.1.) 08.05 WINDOW TO MEET EGRESS REQUIREMENTS REF. DOOR AND WINDOW NOTES #6, SHT. A-7.008.09 GARAGE DOOR RATED, 1-3/8" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE 09.24 TILE/STONE PAVERS ON CONCRETE SETTING BED O/ WATERPROOF MEMBRANE REF. MAT. SCHEDULE (CLASS 'A' ASSEMBLY) 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.04 INTERIOR GLASS GUARDRAIL MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.05 INTERIOR GUARDRAIL MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 10.08 CUSTOM STEEL STRINGER STAIR 4" MAX OPENING BETWEEN TREADS. REF. STRUCT. DTL.- ARCH TO APPRV. SHOP DWGS 10.12 CUSTOM WOOD SCREEN WOOD SCREEN PER I.D. ARCH TO APPV. SHOP DWGS. PRIOR TO FABRICATION11.05 WINE FRIDGE VERIFY APPLIANCE W/. OWNER 11.21 FIREPLACE PREFABRICATED, GAS ONLY, DIRECT VENT 'FLARE - CORNER' (FLARE-RC-45, ANSI Z21.88-CSA 2.33) G.C. TO VERIFY SELECTION WITH CLIENT [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 11.22 FIREPLACE PREFABRICATED, GAS ONLY, DIRECT VENT 'FLARE - FF-45-H' - ANSI Z21.50B-2014. G.C. TO VERIFY SELECTION WITH CLIENT [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 12.01 FURNISHINGS AS SELECTED 14.01 RESIDENTIAL ELEVATOR 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 56"" X 60"" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION22.04 BATHTUB FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 22.05 SHOWER PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 22.12 DECK DRAIN SLOPE 2% MIN. - REF. DTL. 12/AD-1 22.20 CUSTOM SHOWER SEAT SEAT PER I.D. 22.22 PROVIDE POT FILLER VERIFY LOCATION W/. G.C., I.D. & OWNER 23.08 HEATED ELECTRIC FLOORS PROVIDE WIRING AS REQ'D, G.C. AND CLIENT TO VERIFY AND REVIEW PRODUCT A ANNOTATION LEGEND B KEYNOTES 4 8 10 9 7 3 11 REF W/D. DW TR FRZ 3'-0"S.Y.S.B.3'-0"S.Y.S.B.8'-0" F.Y.S.B.30'-9 3/8"CLR.17'-3 3/8"CLR.5'-8"7'-10 3/4"20'-0"CLR. 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 1 A-5.1 1 A-5.1 1 A-5.0 1 A-5.0 3 A-5.1 3 A-5.1 2 A-5.1 2 A-5.1 1 A-4.0 2 A-4.0 4 A-4.0 3 A-4.0 11.22 11.05 10.12 03.06 14.01 10.08 22.05 22.20 03.12 03.06 22.22 08.09 08.02 08.02 DIRECT VENT TERMINATION DRYER VENT TERMINATION 3-CAR GARAGE SAND ROOM ELEV. PWDR. GREAT ROOM DINING KITCHEN LOUNGE PANTRY UP17R x 7 3/8"4 2 3 9 6 21 1 7 6 5 5 23'-6 3/4"CLR. 03.04 10.05 01.06 ENTRY STAIRS 310 UP 16R x 6 7/8"28 29 26 19 26 27 2018 21 23 24 22 1315 14 15 16 17 25 24 23 18.1 21.1 D W 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 1 A-5.1 1 A-5.1 1 A-5.0 1 A-5.0 3 A-5.1 3 A-5.1 2 A-5.1 2 A-5.1 1 A-4.0 2 A-4.0 4 A-4.0 3 A-4.03'-0"S.Y.S.B.3'-0"S.Y.S.B.8'-0" F.Y.S.B.22.30'F.F. 22.30'F.F. 21.87'F.F. 2% MIN. 10.04 06.48 22.05 22.20 06.48 22.05 22.20 06.4822.05 22.20 06.48 22.05 22.20 06.48 22.05 22.20 08.05 08.05 10.01 09.24 06.38 22.04 12.01 10.12 23.08 22.12 01.06 01.06 A1 A2 A3 DIRECT VENT TERMINATION OPEN TO BLW. RETREAT/OFFICE STAIRS ELEV.BED #2 BED #3 BATH #3 W.I.C. BATH #4 BATH #2 BED #4 LNDRY. MASTER W.I.C.MASTER BATH W/C. MASTER SUITE BED #5 BATH #5 W.I.C. MECH. 10.07 DN.17R x 7 3/8"12 1211 13 14 2021 25 18 1719 16 08.05 08.0508.05 11.21 06.47 NOTE: MECHANICAL SPACES SHALL BE UNFINISHED ROOM NAME UP 19R x 7 5/8" D REF / FRZ W / DW DW TR 1AD-1.0 1 15'-6" 1 A-4.0 1 A-5.0 01.13 1 ELEVATION/SECTION INDICATOR ROOM TAG KEYNOTE TAG SPOT ELEVATION 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1 1i WINDOW TAG DOOR TAG CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER REFRIGERATOR (REF) & FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/.I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - ASSELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THECLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQUIRED (CRCR321.1) EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOMLANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A- 7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEADAND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CALL-OUT TAG REVISION TAG ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION SCALE: 1/4" = 1'-0"1FIRST LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0"2SECOND LEVEL FLOOR PLAN BRANDON ARCHITECTS DATE A-2.1 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC DEREK & MEGAN HARVEY 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 04/01/21 HARVEY RESIDENCETHIRD LEVEL FLOOR PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. A ANNOTATION LEGEND B KEYNOTES 10 DN.16R x 6 7/8"31 32 28 33 34 27 30 30 29 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 1 A-5.1 1 A-5.1 1 A-5.0 1 A-5.0 3 A-5.1 3 A-5.1 2 A-5.1 2 A-5.1 1 A-4.0 2 A-4.0 4 A-4.0 3 A-4.03'-0"S.Y.S.B.3'-0"S.Y.S.B.8'-0" F.Y.S.B. 5'-0"5'-6"31.47' F.F. 31.84' F.F. 09.31 09.3109.28 09.28 10.01 10.01 10.04 10.07 2% MIN.2% MIN. 2% MIN.1:121:12 1:123:122% MIN.2% MIN.2% MIN.2% MIN.06.48 22.05 22.20 09.31 05.07 22.19 22.19 22.192% MIN.2% MIN.05.07 05.07 05.06 05.06 ATTIC VENT CALC.; 355 S.F. ATTIC SPACE 355/150 = 2.37 = 341.28 S.I. PROVIDED DORMERS = 130 S.I. X 3 = 390 S.I. 341.28 S.I. > 390 S.I. 09.31 09.24 09.24 OPEN TO BLW. FUTURE SPA OPEN TO ABV. OPEN TO ABV. OPEN TO ABV. OPEN TO ABV. NOTE: MECHANICALSPACES SHALL BE UNFINISHED, 6' CEILINGS MAX. TRAVEL DISTANCE 34' - 6 1/2" + 12' - 5 5/8" + 2' - 1 3/8" = TOATAL: 49.12 STEPSTEPNOTE: DEPRESS FRMG. NOTE: ALL ACCESSORY STRUCTURES ON ROOF DECK SHALL COMPLY WITH MAXIMUM HEIGHT FOR FLAT ROOFS, REF. ELEVS. BONUS ROOM ELEV. MECH. MECH. BATH #6 STAIRS ROOM NAME UP 19R x 7 5/8" D REF / FRZ W / DW DW TR 1AD-1.0 1 15'-6" 1 A-4.0 1 A-5.0 01.13 1 ELEVATION/SECTION INDICATOR ROOM TAG KEYNOTE TAG SPOT ELEVATION 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1 1i WINDOW TAG DOOR TAG CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER REFRIGERATOR (REF) & FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/.I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - ASSELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THECLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQUIRED (CRCR321.1) EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOMLANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A- 7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEADAND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CALL-OUT TAG REVISION TAG ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 05.06 ACM PANEL FASCIAREF. MAT. SCHEDULE. ARCH. TO APPV. JOINT AND SEAM LAYOUT 05.07 SLANTED ACM PANEL FASCIA REF. DETAILS AND MAT. SCHEDULE. ARCH. TO APPV. JOINT AND SEAM LAYOUT 06.48 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION COORD. WITH I.D. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 09.24 TILE/STONE PAVERS ON CONCRETE SETTING BED O/ WATERPROOF MEMBRANE REF. MAT. SCHEDULE (CLASS 'A' ASSEMBLY) 09.28 STANDING SEAM METAL ROOFING REF. MAT. SCHEDULE SHT. A-4.0 09.31 FLAT COOL ROOF CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.04 INTERIOR GLASS GUARDRAIL MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE(CBC 1205.4) REF. DTL. 3/AD-1 22.05 SHOWER PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 22.19 CUSTOM RECESSED GUTTER/ROOF DRAIN ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY SIZE, LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING 22.20 CUSTOM SHOWER SEAT SEAT PER I.D. SCALE: 1/4" = 1'-0"1THIRD LEVEL FLOOR PLAN BRANDON ARCHITECTS DATE A-2.2 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCEFIRST & SECOND LEVEL DIMENSION PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.A GENERAL NOTES B ANNOTATION LEGEND DIMENSION NOTE:ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOORAND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6) 3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 REF W/D. DW TR FRZ 3-CAR GARAGE SAND ROOM ELEV. PWDR. GREAT ROOM DINING KITCHEN LOUNGE PANTRY UP 2'-1 1/4"2'-6 3/8"12'-0 5/8"20'-8 7/8"5'-6 7/8"4'-9 1/2"10'-3 1/4"7'-0"1'-5 1/2"8'-5 7/8"1'-7" 43'-0"33'-7 1/8" 12'-0"76'-7 1/8"5 3/4" 2'-1 1/4"4'-9 1/2"7'-8"5'-2 3/4"7'-11"8'-3 1/2" 36'-0"7'-4 1/8"8'-7 3/8"24'-7 1/2" 16'-4 1/2"76'-7 1/8"4 7/8"1'-5"7 5/8"9'-0"1'-8 3/8"18'-0"2'-0 5/8"2'-0 5/8"30'-9"3'-2"32'-9 5/8"4'-0"5'-3"26'-6"1'-10 5/8"33'-7 5/8"3'-2"33'-7 5/8"3'-2"8'-0" F.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.3'-2"5'-9 5/8"3'-7 1/8"7'-0 3/4"9'-0 3/4"8'-1 3/8"3'-2"30'-0 3/8"3'-1 1/4"3'-2"8'-4 3/4"6'-0 3/4"2'-5 3/4"15'-10 1/2"4'-0"7'-3 3/8"4'-0"2'-5 3/8"5'-9 7/8"1'-5 3/8"2'-7 1/8"2'-9 5/8"1'-6 7/8"4'-0 1/4" 4'-0"CLR.4'-0"CLR.1'-0"TYP.4'-3 3/8"CLR.4'-0"CLR.4'-0"CLR. 2'-5 3/8"5'-3 1/8"1'-11 3/8"2'-7 3/4"7'-11 1/4"1'-0"10 5/8"2'-10"1'-3 1/2"2'-0 5/8"PER I.D.11"6 3/4"8'-0 5/8"3'-9 1/8"20'-10 3/8" ENTRY STAIRS UP D W RETREAT/OFFICE STAIRS ELEV.BED #2 BED #3 BATH #3 W.I.C. BATH #4 BATH #2 BED #4 LNDRY. MASTER W.I.C.MASTER BATH W/C. MASTER SUITE BED #5 BATH #5 W.I.C. MECH. DN. 5'-7 1/2"4'-7"9'-7"3'-11" 4'-9 3/4"23'-8 5/8"12'-3 3/8"7'-4 1/8"8'-10 1/2"24'-3 1/4" 16'-4 1/2"76'-5 7/8"6 1/8" 2'-1 1/4"2'-6 5/8"10'-3"3'-0 7/8"6'-10 3/4"6'-2 3/4"4'-2 3/8"3'-9 5/8"5'-10 5/8"5'-1 3/4"6'-9 5/8"4'-8 1/2"13'-6 1/4"1'-4" 4'-9 3/4"17'-11 3/4"13'-1 1/2"8'-0"11'-0 3/8"11'-6"14'-10 1/4" 12'-0"76'-5 7/8"6 7/8"4'-3 5/8"10'-3 5/8"3'-2"36'-9 5/8"14'-7 1/4"6'-9"12'-4 3/8"6 3/4"8'-3 3/4"1'-6"7'-11"2'-0 1/4"9'-9 1/4"1'-8 3/4"1'-4"4'-7"10"13'-3"1'-4 3/8"11'-9 1/4"2'-0"18'-8"14'-8 3/8"3'-0"33'-4 3/8"3'-3 5/8"8'-0" F.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.10'-2 5/8"2'-1 3/4"3'-2"8'-6 3/4"5'-8 1/8"2'-4 3/4"4'-4 3/4"4'-6"8'-1 3/8"3'-2"2'-1 1/4"1'-8 7/8"1'-9 3/8" 7'-4 5/8"2'-10"1'-11 5/8"5'-10 3/4"2'-7 1/2"9'-7 3/8"3'-2"11'-7 1/8"2'-4 3/4"2'-9 1/8"4'-4 5/8"3'-8 3/8"8'-9 5/8"3'-2"2'-10"7'-1 5/8"5'-3 3/4"3'-2"2'-4 1/8"2'-8 1/4"2'-4 1/8"2'-0 5/8"6'-0 3/8"6'-7"3'-2"8'-5"2'-8 5/8"2'-0 5/8"4'-3 7/8"3'-8 1/8"6'-11 3/8"2'-2 1/4"1'-10 3/4"2'-10 1/8"2'-6 5/8"6'-1 1/4"2'-5"1'-11 5/8"3'-2"6'-5 5/8"4'-3"3'-10 7/8"2'-0"4'-4 3/4"4'-7 7/8"1'-7 3/4"2'-0 1/4"4'-4 1/2"3'-1"3'-2"2'-5 3/4"6'-1"8'-0 3/4"8"4'-10"3'-2 3/4" 4'-1 1/8"1'-9 5/8" 1'-0 5/8"3'-0"7'-3"3'-0"1'-6 7/8" 15'-10 1/2" 6'-2 3/4"6'-2 3/4" 4'-8 1/2"2'-2 7/8"3'-2"4'-4"2'-2 1/4"2'-0 1/2"5'-10 3/4"2'-2"4'-6 3/4"4 1/8"4'-9 1/4" 2'-3 7/8" 2'-0 7/8"10'-5 5/8"6 3/8" 5 3/4"2'-6"7'-3 1/4"2'-6"5 3/4" 13'-2 3/4" 6'-8"3'-9 5/8" ROOM NAME D W / DW DW TR 1 15'-6" 01.13 1 2x4 STUD WALL 2x10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOORPOCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THEREQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC ROOM TAG KEYNOTE TAG SPOT ELEVATION 1i WINDOW TAG DOOR TAG REVISION TAG BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 2x6 STUD WALL 2x8 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL THE DEPRESSION W/. MFGR. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT – THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) SCALE: 1/4" = 1'-0"1FIRST LEVEL DIMENSION PLAN SCALE: 1/4" = 1'-0"2SECOND LEVEL DIMENSION PLAN BRANDON ARCHITECTS DATE A-2.3 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC DEREK & MEGAN HARVEY 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 04/01/21 HARVEY RESIDENCETHIRD LEVEL DIMENSION PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. DN. 46'-4 1/4"27'-6 3/4"15'-1 7/8" 1'-7 7/8"1'-8 3/8" 10'-6 7/8"1'-10 1/4"5'-4 3/4"6'-4 5/8"4'-2 1/4"15'-0"4'-6 1/2"5'-11 1/8"5'-0"29'-7 7/8"5'-3 3/4"14'-8 1/2"6'-4 3/4"5'-7 3/8"4'-2"5'-1"26'-8 5/8"8'-2"1'-7 3/4"7'-4 1/8"6 1/2"8'-0 1/4"6 5/8" 20'-1 3/8"14'-5 3/4"8'-11 7/8"9'-1 3/8"9'-5 3/8" 2'-6 1/8"2'-6"4'-5 1/4" 50'-8 3/4"27'-6 3/4"15'-1" 20'-0 3/8"14'-6 3/4"15'-9 3/8"11'-9 3/8"30'-5 1/4"8'-0" F.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.5'-11 5/8"5'-3 3/4"5'-1"2'-4 3/4"4'-3"5'-10 3/4"2'-6 1/8"6" 2'-6"8'-2 1/8"2'-6" 6" 14'-2 1/8"7'-7 3/8"4'-3 1/8"1'-8 3/4"3'-11 1/2" 2'-10 1/8"2'-6 5/8"4'-1 7/8" 2'-2 3/4" BONUS ROOM ELEV. MECH. MECH. BATH #6 5'-3"19'-3 1/4"9'-9 5/8"5'-7 3/4"STAIRS A GENERAL NOTES B ANNOTATION LEGEND DIMENSION NOTE:ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOORAND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6) 3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ROOM NAME D W / DW DW TR 1 15'-6" 01.13 1 2x4 STUD WALL 2x10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOORPOCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THEREQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC ROOM TAG KEYNOTE TAG SPOT ELEVATION 1i WINDOW TAG DOOR TAG REVISION TAG BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 2x6 STUD WALL 2x8 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL THE DEPRESSION W/. MFGR. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT – THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) SCALE: 1/4" = 1'-0"1THIRD LEVEL DIMENSION PLAN BRANDON ARCHITECTS DATE A-3.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCEROOF PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.A GENERAL NOTES B KEYNOTES DIMENSION NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA ENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES: 1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16” MIN. AND 1/4” MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16” MIN. AND 1/4” MAX. OPENING INROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1) 2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1” SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3) 4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. 5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30” (VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOTLESS THAN 22”X30” WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22” AND HEIGHT SHOULD BE 30” MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30” FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE: IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) - REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM. WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1) 2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1) 4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3) 6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERSSHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) MISC. NOTES: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS 3 A-3.0 2 A-3.0 2 A-3.0 3 A-3.0 3 A-3.0 16 AD-1.0 16 AD-1.0 16 AD-1.0 5 A-3.0 5 A-3.0 5 A-3.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 1 A-5.1 1 A-5.1 1 A-5.0 1 A-5.0 3 A-5.1 3 A-5.1 2 A-5.1 2 A-5.1 1 A-4.0 2 A-4.0 4 A-4.0 3 A-4.03'-0"S.Y.S.B.3'-0"S.Y.S.B.8'-0" F.Y.S.B.5'-0"3'-10"8'-1"15'-0 1/4"33'-5 1/8" 44'-9"5'-3 3/4"15'-0"THIRD FLOOR SETBACK 23'-0" THIRD FLOOR SETBACK 5'-0"THIRD FLOOR SETBACK2'-1"F.O.F.1'-1"1'-1"2'-0"F.O.F.1'-1"2'-0"F.O.F.2'-1"F.O.F.1'-1"6 1/8" 6 1/8"2'-0"F.O.F.2'-0"F.O.F.40.30' HT. CERT. REQ'D.40.30' HT. CERT. REQ'D.40.08' HT. CERT. REQ'D.40.30'HT. CERT. REQ'D.38.38' HT. CERT. REQ'D.38.38' HT. CERT. REQ'D.40.36' HT. CERT. REQ'D.3:123:123:123:123:123:123:123:122% MIN. 2% MIN. 13.01 13.0113.01 13.01 34.97' T.W. 32.69' T.W. 32.69' T.W. 31.97' 31.97' ROOFING - METAL ROOFING - METAL ROOFING - TPO ROOFING - TPO ROOFING - METALOPEN TO BLW. OPEN TO BLW. OPEN TO BLW. OPEN TO BLW. FUTURE SOLAR PANEL LOC'N 35.34' T.W. ROOFING PER PLAN & MAT. SCHED. A/A-4.0 ROOF SHT'G PER STRUCT. DRIP EDGE (TYP.) 2X ROOD RAFTER (2) SOLID 2X BLK'G. FOR 1-HR. COND. INTERIOR FINISH, PER PLAN (WHERE OCCURS) TYVEK OR EQ. BLD'G. WRAP CDX PLYWD. SHT'G (PER STRUCT.) EXTERIOR SIDING - REF. ELEV. & MAT. SCHED. CONT. 2x10 FASCIA - ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS OVERHANGPER PLAN EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF CAULK & FLASHING CONT. 2x10 FASCIA - ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS (2) 2X SOLID BLK'G. FOR 1-HR. COND. FLASHING AS NEEDED EXTERIOR FINISH - REF. PLANS & MAT. SCHED. 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT'L.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) THERMAL BATT INSUL'N. 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (2:12 MIN.) STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (2:12 MIN.)STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (1/2:12 MIN.) STANDING SEAM METAL (ZINC OR EQUIV.) W/. APPLIED LAP SEALANT (#2 OF R905.10.2), APPLY LAP SEALANT PER MFG'R. -REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDELINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (1/2:12 MIN.)STANDING SEAM METAL (ZINC OR EQUIV.) W/. APPLIED LAP SEALANT (#2 OF R905.10.2), APPLY LAP SEALANT PER MFG'R. -REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (1/4:12 MIN.) STANDING SEAM METAL (ZINC OR EQUIV.) W/. SOLDERED SEAM & APPLIED LAP SEALANT (#3 OF R905.10.2), APPLY LAP SEALANT PER MFG'R. -REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDELINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (1/4:12 MIN.)STANDING SEAM METAL (ZINC OR EQUIV.) W/. SOLDERED SEAM & APPLIED LAP SEALANT (#3 OF R905.10.2), APPLY LAP SEALANT PER MFG'R. -REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 ROOF FRAMING PER STRUCT. COUNTER FLASHING PER ROOF MFG'R. FACTORY STANDING SEAM OR TURN UP PANEL EXT. FINISH PER PLANS, REF. MAT. SCHED. A/A-4.0 AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY MIN. 30# ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES CAULK AND SEAL AS REQ'D. RAKE SIDEWALL FLASHING PER ROOF MFG'R. 1/8" RIVET 12" O.C. AND BUTYL TAPE TAPE FLASHING OVER COUNTER FLASHING MOISTURE BARRIER ('TYVEK' OR EQ. WEATHER PROOF COVERING (MIN. 2 LAYERS GRADE D PAPER) NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO RAKE SUPPORT TRIM WALL FRAMING PER STRUCT.ROOF FRAMING PER STRUCT. COUNTER FLASHING PER ROOF MFG'R. EXT. FINISH PER PLANS, REF. MAT. SCHED. A/A-4.0 AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY MIN. 30# ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES CAULK AND SEAL AS REQ'D. HEAD WALL FLASHING PER ROOF MFG'R. 1/8" RIVET 12" O.C. TAPE FLASHING OVER COUNTER FLASHING MOISTURE BARRIER ('TYVEK' OR EQ. WEATHER PROOF COVERING (MIN. 2 LAYERS GRADE D PAPER) NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO ZEE CLOSURE, SET IN DOUBLE BEAD TAPE AND UP VERTICAL LEG SHEATHING PER STRUCT. STANDING SEAM METAL (ZINC OR EQUIV.) -REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY.WALL FRAMING PER STRUCT.*UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 CUSTOM BUILT KYNAR PAINTED ALUM./STEEL GUTTER W/. DRIP EDGE TO MATCH METAL ROOFING - VERIFY W/. ROOF MFGR. SPECS AND WARRANTY METAL DEBRIS & LEAF GUARD TO MATCH THE GUTTER FINISH FENESTRATION PER PLANS, SHGC AND U-VALUE PER T-24, REF. T-24 SHEETS1/4"1/2" AIR-PERMEABLE INSULATION (PER PLANS & T24) NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE 6X BLOCKING PER STRUCT. BEAM AS OCCUR PER STRUCT. 2X10 FASCIA TAPE FLASHING BLD'G. WRAP - 'TYVEK' OR EQUIV. ACM PANEL, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTCH PANEL 1" & FORM AROUND CLEAT PER ROOF MFG'R. METAL DRIP EDGE TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD MIN. 9" CAULK & SEAL AS REQUIERD CAULK & SEAL AS REQ'D. NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2.INTERIOREXTERIOR *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 CUSTOM BUILT KYNAR PAINTED ALUM./STEEL GUTTER W/. DRIP EDGE TO MATCH METAL ROOFING - VERIFY W/. ROOF MFGR. SPECS AND WARRANTY METAL DEBRIS & LEAF GUARD TO MATCH THE GUTTER FINISH 1/2" AIR-PERMEABLE INSULATION (PER PLANS & T24) ACM PANEL, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL 6X BLOCKING PER STRUCT. BEAM AS OCCUR PER STRUCT. 2X12 FASCIA TAPE FLASHING BLD'G. WRAP - 'TYVEK' OR EQUIV. ACM PANEL, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTCH PANEL 1" & FORM AROUND CLEAT PER ROOF MFG'R. METAL DRIP EDGE TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD MIN. 9" CAULK & SEAL AS REQUIERD CAULK & SEAL AS REQ'D. NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2.2" MAX1 1/2"EXTERIOR EXTERIOR *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 CUSTOM BUILT KYNAR PAINTED ALUM./STEEL GUTTER W/. DRIP EDGE TO MATCH METAL ROOFING - VERIFY W/. ROOF MFGR. SPECS AND WARRANTY METAL DEBRIS & LEAF GUARD TO MATCH THE GUTTER FINISH AIR-PERMEABLE INSULATION (PER PLANS & T24) 6X BLOCKING PER STRUCT. ROOF RAFTER AS OCCUR PER STRUCT. 6X BLOCKING, CONNEC. PER STRUCT TAPE FLASHING BLD'G. WRAP - 'TYVEK' OR EQUIV. STUCCO FINISH PER PLAN, REF. 5/AD-1 & A/A-4.0 STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTCH PANEL 1" & FORM AROUND CLEAT PER ROOF MFG'R. METAL DRIP EDGE TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD MIN. 9" CAULK & SEAL AS REQ'D. NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2.2" MAX1 5/8"INTERIOR FINISH PER PLAN * SHEATHING PER STRUCT. INTERIOR EXTERIOR 3X6 CAP PLATE, CONNEC. PER STRUCT *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 6X BLOCKING PER STRUCT. ROOF RAFTER AS OCCUR PER STRUCT. RIM JOIST/BEAM PER STRUCT. STUCCO FINISH PER PLAN, REF. 5/AD-1 & A/A-4.0 STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT EDGE CRICKET TO MATCH ROOFING MATERIAL, 2% MIN. SLOPE, CURB FLASHING TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD - CAULKING UP INSIDE VERTICAL MALE LEG PRIOR TO INSTALLING FEMALE LEG OF NEXT PANEL PER CBM INSTRUCTION NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. INTERIOR FINISH PER PLAN * SHEATHING PER STRUCT. INTERIOR EXTERIOR EDGE CRICKET TO MATCH ROOFING MATERIAL, 2% MIN. SLOPE, COUNTER FLASHING PER ROOF MFG'R. TAPE FLASHING PER ROOF MFG'R.VARIESPER PLANFIELD VERIFY W/. MFG'R. 12" MIN.VARIESCAULK, SEAL & SOLDER AS REQUIERD 2% MIN. MOISTURE BARRIER ('TYVEK' OR EQ. WEATHER PROOF COVERING (MIN. 2 LAYERS GRADE D PAPER) *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 6X BLOCKING PER STRUCT. ROOF RAFTER AS OCCUR PER STRUCT. RIM JOIST/BEAM PER STRUCT. STONE VENEER PER PLAN, REF. 8/AD-1 & A/A-4.0 STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT EDGE CRICKET TO MATCH ROOFING MATERIAL, 2% MIN. SLOPE, CURB FLASHING TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD - CAULKING UP INSIDE VERTICAL MALE LEG PRIOR TO INSTALLING FEMALE LEG OF NEXT PANEL PER CBM INSTRUCTION NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. INTERIOR FINISH PER PLAN * SHEATHING PER STRUCT. INTERIOR EXTERIOR EDGE CRICKET TO MATCH ROOFING MATERIAL, 2% MIN. SLOPE, TAPE FLASHING PER ROOF MFG'R. FIELD VERIFY W/. MFG'R. 12" MIN. CAULK, SEAL & SOLDER AS REQUIERD METAL CAP, KYNAR PAINTED, ARCH. TO APPV. COLOR - TO BE COMPATIBLE W/. ROOFING - CAP TO SLOPE 2% MIN. METAL DRIP EDGE TO MATCH ROOFING MOISTURE BARRIER ('TYVEK' OR EQ. WEATHER PROOF COVERING (MIN. 2 LAYERS GRADE D PAPER) *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 6X BLOCKING PER STRUCT. ROOF RAFTER AS OCCUR PER STRUCT. RIM JOIST/BEAM PER STRUCT. STUCCO FINISH PER PLAN, REF. 5/AD-1 & A/A-4.0 STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT CAULK, SEAL & SOLDER AS REQUIERD - CAULKING UP INSIDE VERTICAL MALE LEG PRIOR TO INSTALLING FEMALE LEG OF NEXT PANEL PER CBM INSTRUCTION NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. INTERIOR FINISH PER PLAN * SHEATHING PER STRUCT. INTERIOR EXTERIOR COUNTER FLASHING PER ROOF MFG'R. TAPE FLASHING PER ROOF MFG'R.VARIESPER PLANCAULK, SEAL & SOLDER AS REQUIERD 2% MIN. RAKE SIDEWALL FLASHING PER ROOF MFG'R. 1/8" RIVET 12" O.C. AND BUTYL TAPE MOISTURE BARRIER ('TYVEK' OR EQ. WEATHER PROOF COVERING (MIN. 2 LAYERS GRADE D PAPER) RAKE SUPPORT TRIM *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 CUSTOM BUILT KYNAR PAINTED ALUM./STEEL GUTTER W/. DRIP EDGE TO MATCH METAL ROOFING - VERIFY W/. ROOF MFGR. SPECS AND WARRANTY METAL DEBRIS & LEAF GUARD TO MATCH THE GUTTER FINISH AIR-PERMEABLE INSULATION (PER PLANS & T24) 3X12 FASCIA BLD'G. WRAP - 'TYVEK' OR EQUIV. STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTCH PANEL 1" & FORM AROUND CLEAT PER ROOF MFG'R. METAL DRIP EDGE TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD CAULK & SEAL AS REQUIERD NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. EXTERIOR NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE 1/2" ACM FASCIA WRAP, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL BLOCKING W/. 1/4" GAP PER STRUCT. EXTERIOR FINISH PER PLAN INTERIOR TAPE FLASHINGROOF RAFTER PER STRUCT. *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 3X12 FASCIA BLD'G. WRAP - 'TYVEK' OR EQUIV. STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT Z CLOSURE PER ROOFING MFG'R. CAULK, SEAL & SOLDER AS REQUIERD CAULK & SEAL AS REQUIERD NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. EXTERIOR NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE ACM FASCIA WRAP, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL EXTERIOR FINISH PER PLANINTERIOR1/2" CAULK, SEAL & SOLDER AS REQUIERD PEAK FLASHING W/. DRIP EDGE TAPE FLASHING ROOF RAFTER PER STRUCT. *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 1-1/2" THICK MIN. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 3X10 FASCIA BLD'G. WRAP - 'TYVEK' OR EQUIV. STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT Z CLOSURE PER ROOFING MFG'R. CAULK, SEAL & SOLDER AS REQUIERD CAULK & SEAL AS REQUIERD NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. EXTERIOR NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE ACM FASCIA WRAP, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL 1/2" CAULK, SEAL & SOLDER AS REQUIERD PEAK FLASHING W/. DRIP EDGE TAPE FLASHING ROOF RAFTER PER STRUCT. STRUCTURAL BEAM/OUTLOOKER, SIZE PER STRUCT. - PAINT/STAIN & SEAL AS REQUIRED ARCH TO APPV. CUT PROFILE & COLOR11 1/4"6 3/8"1' - 11 1/4"3 1/2" *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 3X12 FASCIA BLD'G. WRAP - 'TYVEK' OR EQUIV. STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT RAKE FLASHING W/. DRIP EDGE PER ROOFING MFG'R. CAULK, SEAL & SOLDER AS REQUIERD CAULK & SEAL AS REQUIERD NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. EXTERIOR NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE ACM FASCIA WRAP, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL EXTERIOR STUCCO FINISH PER PLAN, REF. 5/AD-1 & A/A-4.0INTERIORCAULK, SEAL & SOLDER AS REQUIERD TAPE FLASHING 1/2"1/2" RAKE SUPPORT TRIM PER MFG'R. ACM EXTERIOR FINISH, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL CAULK & SEAL AS REQUIERD FLASHING W/. DRIP EDGE TAPE FLASHING ROOF RAFTER PER STRUCT.WALL STUDS PER STRUCT.*UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 3X10 FASCIA BLD'G. WRAP - 'TYVEK' OR EQUIV. STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT RAKE FLASHING W/. DRIP EDGE PER ROOFING MFG'R. CAULK, SEAL & SOLDER AS REQUIERD CAULK & SEAL AS REQUIERD NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. EXTERIOR NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE ACM FASCIA WRAP, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL INTERIOR CAULK, SEAL & SOLDER AS REQUIERD TAPE FLASHING 1/2" RAKE SUPPORT TRIM PER MFG'R. ROOF RAFTER PER STRUCT. STRUCTURAL BEAM/OUTLOOKER, SIZE PER STRUCT. - PAINT/STAIN & SEAL AS REQUIRED ARCH TO APPV. CUT PROFILE & COLOR FENESTRATION PER PLANS, SHGC AND U-VALUE PER T-24, REF. T-24 SHEETS, INSTALL PER MFG'R. JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT AD-3.0 09/18/20 201932ROOF, EAVE, RAKE & PARAPETDETAILSCONWAY RESIDENCE CONWAY RESIDENCEMARK CONWAY2 TWIN LAKES CIRCLECORONA DEL MARCA 92625PERMIT 2 TWIN LAKE CR, CORONA DEL MAR, CA 92625TYLER WILSON, AIA N.T.S.1 METAL ROOFING DETAIL W/. 2:12 MIN. SLOPE N.T.S.2 METAL ROOFING DETAIL W/. 2:12 MIN. SLOPE N.T.S.3 METAL ROOFING DETAIL W/. 1/2:12 MIN. SLOPE N.T.S.4 METAL ROOFING DETAIL W/. 1/2:12 MIN. SLOPE N.T.S.5 METAL ROOFING DETAIL W/. 1/4:12 MIN. SLOPE N.T.S.6 METAL ROOFING DETAIL W/. 1/4:12 MIN. SLOPE N.T.S.7 METAL ROOF TO WALL CONNECTION (SIDE WALL) N.T.S.8 METAL ROOF TO WALL CONNECTION (HEAD WALL) N.T.S.9 EAVE DETAIL @ YOGA NO. REVISION DATE N.T.S.10 EAVE DETAIL @ SECOND FLOOR N.T.S.11 RECESSED GUTTER DETAIL @ 2ND FLOOR N.T.S.12 PARPET DETAIL @ LOW SLOPE SS METAL ROOF N.T.S.13PARPET DETAIL @ LOW SLOPE SS METAL ROOF N.T.S.14PARPET SIDEWALL @ LOW SLOPE SS METAL ROOF N.T.S.15EAVE DETAIL @ MASTER SUITE N.T.S.16PEAK DETAIL @ MASTER SUITE N.T.S.18PEAK DETAIL @ GREAT ROOM N.T.S.17RAKE DETAIL @ MASTER SUITE N.T.S.19RAKE DETAIL @ GREAT ROOM INSTALL DIRECTLY ABV. THE STRUCTURAL ROOF SHEATHING 2% MIN. (1/4:12) 7 1/4" 45.00° AIR-PERMEABLE INSULATION (PER PLANS & T24) CEILING FINISH PER PLANS ROOFING PER PLANS (1) LAYER TYPE II (NO.30) ROOF FELT - (2) LAYERS GAF VERSASHEILD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 METAL DRIP EDGE TO MATCH ROOFING METAL DEBRIS & LEAF GUARD TO MATCH GUTTER FINISH CUSTOM BUILT KYNAR PAINTED ALUM./STEEL GUTTER W/. DRIP EDGE TO MATCH METAL ROOFING - VERIFY W/. ROOF MFGR. SPECS AND WARRANTY CAULT & SEAL AS REQ'D. ACM PANEL, INSTALL PER MFG'R. SPECS & GUIDELINES, ARCH. TO APPV. COLOR & REVEAL TAPE FLASHING MOLDED FOAM BLD'G. WRAP - 'TYVEK' OR EQUIV. CAULK & SEAL AS REQ'D. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 NOTE: INSTALL ROOF, SEALANTS, & SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2*UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY 13.01 CRICKET 2% MIN SCALE: 1/4" = 1'-0"1ARCHITECTURAL ROOF PLAN 2 EAVE DTL. (1-HR) 1 1/2"= 1'-0"3 RAKE DTL. (1-HR) 1 1/2"= 1'-0"4 STANDING SEAM ROOFING (TYP.)5 RECESSED GUTTER DTL. 1 1/2"= 1'-0" BRANDON ARCHITECTS DATE A-4.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCEEXTERIOR ELEVATIONS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. C KEYNOTES A MATERIAL SPECIFICATIONS B GENERAL NOTES WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM EXTERIOR STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE-OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700COLOR: WHITE, ARCH. TO APPV. APPLICATION: THREE-COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) WOOD (EAVES): SUPPLIER: TBD TYPE: CLEAR-HEART HARDWOOD, CEDAR, OAK OR AS SEL. ARCH & CLIENT TO APPV. SIZE: TYPICAL EAVES: 1X6 T&G (TYP. EAVES) MASTER BEDROOM EAVES: 2X4 MIXED WITH 1X6 PANELS FINISH: CLEAR SEALANT, SEMI-GLOSS, CORD. W/. ARCH. APPLICATION: TYPICAL EAVEAS: T&G W/. SIMPLE REVEAL (COORD. WITH ARCH.) - SCORE & BACKPRIME MASTER BEDROOM EAVES: 2X4 PIECES SPACED AT 3 1/2" O.C., 1X PANELS IN BEWEEN. (REF. DETLS, ARCH. TO APPV. LAYOUT) EXTERIOR STONE VENEER: MANUFACTURER: TBD STONE TYPE: STACKED LIMESTONE COLOR: CREAM/OFF-WHITE, ARCH. TO APPV. APPLICATION: TIGHT FITTING, APPX. 4" X 36" TILES (ARCH TO APPV. G.C. TO PROVIDE SAMPLE & MOCK-UPS) THICKNESS: 1" -1.5" NOMINAL WEIGHT: LESS THAN 15 LBS. / S.F. METAL PANELS (FASCIA AND SIDING): MANUFACTURER: TBD COLOR: DK. GREY TO MATCH ROOF COLOR. ARCH. TO APPV. FINISH: KYNAR PAINTED ALUM. ACM PANEL - ARCH. TO APPV. SIZING ROOFING - METAL (CLASS-A): PRODUCT: STANDING SEAM METAL - KYNAR FINISH MFGR: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA. 91710 P: 909.664.1500 COLOR: GRAY - TO BE APPROVED BY ARCH. & OWNER APPLICATION: USE CONTINUOUS 16" OR 18" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) CODE: ESR-2048 WEIGHT: APPX. 2 PSF. ROOFING - TPO (CLASS-A): PRODUCT: TPO MEMBRANE MFGR: GAF, EVERGUARD - WWW.GAF.COM COLOR: ENERGY GRAY 322 (COOL COLOR TECH.) APPLICATION: INSTALL PER MFGR. CODE: ICC-CLASS A ASSEMBLY (ICC# ESR-1597) WEIGHT: N/A GUTTERS: MATERIAL: METAL - ALUM. PAINTED KYNAR SHAPE: SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WEB: WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MFGR: TUFFLEX POLYMERS ADDRESS: 10880 POPLAR AVE., FONTANA, CA PHONE: 909.349.2016 WEB: WWW.TUFFLEXPOLYMERS.COM CODE: ICC # ESR-2505 FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. 12 3 123123 12 3 12 3 123 123 6 AD-1.0 13 AD-1.0 3 A-3.0 15 AD-1.0 5 A-3.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 11.36' GRADE PLANE 35.36' MAX. FLAT 40.36' MAX. HEIGHT 10'-6"9'-2"6'-11"40.36' HT. CERT. REQ'D. 25.38' T.R.42" MIN.ABV. F.F.24'-0"29'-0"8'-6"HD. HT.8'-11"HD. HT.6'-8"HD. HT. MASONRY - STONE METAL - ACM PANEL 10.01 10.01 MASONRY - STONE METAL - ACM PANEL STUCCO STUCCO STEEL POST - REF. STRCT. STUCCO STEEL POST - REF. STRCT. STUCCO STEEL POST - REF. STRCT. STUCCO <Hotlink ID><ID> A2 6 12 30 PLPL 121 6 AD-1.0 5 AD-1.0 5 AD-1.0 2 A-3.0 16 AD-1.0 15 AD-1.0 15 AD-1.0 5 A-3.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 40.30'40.30' 35.34' T.R. 31.97' 32.69' 35.34'42" MIN.ABV. F.F.42" MIN.ABV. F.F.35.36' MAX. FLAT 40.36' MAX. RIDGE 11.36' GRADE PLANE24'-0"29'-0"3'-0"SILL HT.8'-10 5/8"HD HT.3'-6 3/8"SILL HT.6'-6 3/8"HD HT.8'-6 1/4"HD HT.3'-0"SILL HT.5'-6 3/4"SILL HT.STEEL POST - REF. STRCT. 10.01 MASONRY - STONE METAL - ACM PANEL STUCCO STUCCO METAL - ACM PANEL METAL - ACM PANEL METAL - ACM PANEL METAL - ACM PANEL MASONRY - STONE METAL - ACM PANEL STUCCO METAL - ACM PANEL STUCCO ROOFING - METAL STUCCO STUCCO 22.17 A1 9 14 26 12 1113 27 28 24 3 10 25 PL 12 3123 12 3123 123 123 121 12 1 5 AD-1.0 5 AD-1.0 3 A-3.0 16 AD-1.0 15 AD-1.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 10'-6"9'-2"6'-11"40.36' HT. CERT. REQ'D. 32.69'32.69' 35.36' MAX FLAT. 40.36' MAX. HEIGHT 9'-0"HD.HT.9'-0"HD.HT.#Material tags #Material tags #Material tags MASONRY - STONE METAL - ACM PANEL STUCCO METAL - ACM PANEL STUCCO STUCCO METAL - ACM PANEL STUCCO MASONRY - STONE METAL - ACM PANEL STUCCO METAL - ACM PANEL 1415 23 PLPL 12 1 6 AD-1.0 5 AD-1.0 5 AD-1.0 2 A-3.0 16 AD-1.0 15 AD-1.0 5 A-3.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 10'-6"9'-2"6'-11"11.36' GRADE PLANE 35.36' MAX FLAT. 40.36' MAX. HEIGHT40.30' HT. CERT. REQ'D. 35.34' T.R.HT. CERT. REQ'D. 31.97' 40.30' HT. CERT. REQ'D. 34.09' 32.69' 40.36' HT. CERT. REQ'D. 25.38' T.R.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.24'-0"29'-0"8'-6"HD. HT.7'-6"HD. HT.7'-6"6'-8"HD. HT.8'-0"HD. HT.8'-6"HD. HT. MASONRY - STONE 10.01 10.01 METAL - ACM PANEL STUCCO MASONRY - STONE METAL - ACM PANEL STUCCO METAL - ACM PANEL STUCCO ROOFING - METAL STUCCO ROOFING - METAL STUCCO STEEL POST - REF. STRCT. 22.17 22.17 A3 4 2021 5 5 18 1719 16 30 29 23 7 6 PLPL 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 22.17 DOWNSPOUT ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) SCALE: 1/4" = 1'-0"2SOUTH ELEVATION SCALE: 1/4" = 1'-0"4WEST ELEVATION SCALE: 1/4" = 1'-0"3NORTH ELEVATION SCALE: 1/4" = 1'-0"1EAST ELEVATION BRANDON ARCHITECTS DATE A-5.0 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 5/28/2021 HARVEY RESIDENCEARCHITECTURAL SECTIONS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. A FIRE-BLOCKING & DRAFT STOP NOTES B INSULATION SCHEDULE C ANNOTATION LEGEND D KEYNOTES FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TOBE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. EXTERIOR WALL: 2 x 4 CONST.: R-21 MIN. 2 x 6 CONST. OR LARGER: R-21 MIN. RAISED FLOOR: R-30 MIN. ROOF: R-30 ROOF+ATTIC: R-30 + R-15 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY 13 AD-1.0 13 AD-1.0 7 AD-1.0 7 AD-1.0 14 AD-1.0 5 A-3.0 3 A-3.0 3 A-3.0 16 AD-1.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 9'-3 1/2"9'-3 1/2"7'-11 1/2"7'-11 1/2"9'-0"35.36' MAX. FLAT 40.36' MAX. HEIGHT 42" MIN.ABV. F.F.8'-11"7'-11 1/2"7'-11 1/2"8'-6 3/4"42" MIN.ABV. F.F.6'-0"MAX.6 1/2"12.01 12.01 06.49 12.01 06.41 26.10 06.46 22.08 06.4406.44 06.42 06.42 11.04 12.01 12.01 12.01 12.0112.01 12.01 10.01 10.01 10.14 06.01 06.01 06.01 06.01 06.01 06.01 03.03 03.03 06.0206.02 06.02 05.01 05.02 06.04 06.0406.04 06.02 2% MIN. Door Window Label 24 This label is not available for Independent Labels. 2% MIN.2% MIN. Door Window Label 24 This label is not available for Independent Labels. Door Window Label 24 This label is not available for Independent Labels. Door Window Label 24 This label is not available for Independent Labels. Door Window Label 24 This label is not available for Independent Labels. Door Window Label 24 This label is not available for Independent Labels. BED #3 MECH. GARAGE MECH. / ATTIC MASTER SUITE GREAT ROOM KITCHEN BONUS ROOM SAND ROOM BED #5 BATH #5 BED #2 BATH #2 5 A-3.0 5 A-3.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 8'-11"8'-6 1/8"8'-6 1/8"35.36' MAX. FLAT 40.36' MAX. HEIGHT 42" MIN.ABV. F.F.42" MIN.ABV. F.F.10'-6"9'-2"6'-11"3'-5 3/4"26.10 06.34 12.01 12.01 10.12 26.10 12.01 10.12 06.31 06.02 06.02 06.01 06.01 06.49 06.03 06.03 12.01 3 :12 3 :12 3 :12 3:123:123:12 MASTER SUITE MASTER RETREAT LOUNGE GREATROOM PL.PL. 7 AD-1.0 14 AD-1.0 14 AD-1.0 16 AD-1.0 16 AD-1.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 9'-0"9'-0"9'-0"10'-6"9'-2"6'-11"35.36' MAX FLAT 40.36' MAX SLOPE 2% MIN 12.01 12.01 22.08 06.04 06.04 06.04 06.01 34.01 34.01 3 :12 3 :12 3 :12 3:123:123:12 1 :12 1:12 25 PL.PL. 3-CAR GARAGE ATTIC BEDROOM #3 BEDROOM #4BATH #3 ROOM NAME 1 AD-1.0 1 15'-6" 1 A-5.0 1 01.13 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 UNVENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. – UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR- IMPERMEABLE VALUE PER TABLE R806.5 OF CRC INSULATED BUILDING ENVELOPE - 2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO – INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS 1i WINDOW TAG DOOR TAG CALL-OUT TAG REVISION TAG ROOM TAG VENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. – PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO 1-HR RATED FLOOR/CEILING ASS'Y - REF. DTLS. 7/AD-1 CONCRETE WALL / PODIUM DECK - PER STRUCT. REF. STRUCT DWGS. – FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK SECTION INDICATOR SPOT ELEVATION KEYNOTE TAG 03.03 MAT SLAB REF. STRUCT. 05.01 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. 05.02 EXPOSED STEEL COLUMN SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. 06.01 FLOOR JOISTS - REF. STRUCT. 06.02 DECK FRAMING - REF. STRUCT. 06.03 CEILING FRAMING - REF. STRUCT. 06.04 ROOF RAFTERS - REF. STRUCT. 06.31 DESK BUILT-IN, FINISH AS SEL.06.34 KITCHEN ISLAND BASE CABINET, COUNTER, AND APPLIANCES PER I.D - VERIFY SIZE W/. I.D. & OWNER 06.41 TALL CABINET BUILT-IN, FINISH AS SEL. 06.42 UPPER CABINET BUILT-IN, FINISH AS SEL. 06.44 BASE CABINET & COUNTER BUILT-IN, FINISH AS SEL. 06.46 KITCHEN SINK CASEWORK SINK, BASE CABINET AND COUNTER - VERIFY SIZE/. I.D. & OWNER 06.49 SHELF BUILT-IN, FINISH AS SEL. 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.12 CUSTOM WOOD SCREEN WOOD SCREEN PER I.D. ARCH TO APPV. SHOP DWGS. PRIOR TO FABRICATION 10.14 TEMPERED GLASS WINDOW WALLREF. WINDOW WALL SCHEDULE A-7.0 11.04 STACKED WASHER/DRYER PROVIDE 4" MIN. DIA. DUCT, 14' MAX. LENGTH INCLUDING (2) 90 DEGREE ELBOWS, DEDUCT TWO(2) FEET FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO(2) (CMC 504.3.2) 12.01 FURNISHINGS AS SELECTED 22.08 TOILET MIN. 24" CLR. IN FRONT, MIN. 30"" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 26.10 DECORATIVE PENDANT LIGHT FIXTURE 34.01 VEHICLE MINIMUM PARKING DIMENSIONS ON PLANS SCALE: 1/4" = 1'-0"3LONGITUDINAL SECTION SCALE: 1/4" = 1'-0"2TRANSVERSE SECTION SCALE: 1/4" = 1'-0"1TRANSVERSE SECTION BRANDON ARCHITECTS DATE A-5.1 PROJECT CONTACT JEFF VAN VOORHIS, AIA PROJECT NAME PROJECT ADDRESS 908 W. OCEANFRONT NEWPORT BEACH, CA 92661 OWNER INFORMATION 908 NB PROPERTY MANAGEMENT LLC DEREK & MEGAN HARVEY 3717 EUCLID AVE. DALLAS, TX PROJECT STATUS SECOND CHECK PLAN CHECK NO. TBD REVISIONS NO. DATE 04/01/21 HARVEY RESIDENCEARCHITECTURAL SECTIONS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. A FIRE-BLOCKING & DRAFT STOP NOTES B INSULATION SCHEDULE C ANNOTATION LEGEND D KEYNOTES FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TOBE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. EXTERIOR WALL: 2 x 4 CONST.: R-21 MIN. 2 x 6 CONST. OR LARGER: R-21 MIN. RAISED FLOOR: R-30 MIN. ROOF: R-30 ROOF+ATTIC: R-30 + R-15 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY 13 AD-1.0 7 AD-1.07 AD-1.0 14 AD-1.0 8 AD-1.0 8 AD-1.0 5 A-3.0 3 A-3.0 3 A-3.0 16 AD-1.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 35.36' MAX FLAT 40.36' MAX SLOPE 10'-6"9'-2"6'-11"6 1/2"12.01 12.01 12.01 12.01 10.07 10.07 06.38 06.38 06.45 22.04 11.20 06.4906.49 06.41 06.41 03.03 03.03 03.03 06.01 06.01 06.01 06.01 06.0106.02 06.02 06.04 06.0406.04 35.34' HT. CERT. REQ'D. 35.36' HT. CERT. REQ'D. 2% MIN.2% MIN. 10.01 16R x 0'-6 7/8" 17R x 0'-7 3/8"9 4 12 13 28 24 3 10 3-CAR GARAGE BED #3 BATH #6 MECH. / ATTIC DEN GREAT ROOM KITCHEN STAIRS MASTER BATH W.I.C. FOYER. BATH #2 STAIRS 8 AD-1.0 8 AD-1.0 2 A-3.0 2 A-3.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 10'-6"9'-2"6'-11"35.36' MAX FLAT 40.36' MAX SLOPE 1'-0"TYP.32" - 36" 32" TYP.42" MIN.ABV. F.F.1'-0"TYP.7 3/8"TYP.32" - 36" 32" TYP.6 7/8"16R x 0'-6 7/8" 17R x 0'-7 3/8" 06.30 06.30 12.01 12.01 10.15 10.15 10.15 06.04 06.04 06.04 03.03 03.03 03.03 06.01 06.01 06.01 3 :12 3 :12 3 :12 3:123:123:12 1:12 22 9 11 PL.PL.STAIR STAIR BONUS ROOM BEDROOM #2 ROOM NAME 1 AD-1.0 1 15'-6" 1 A-5.0 1 01.13 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 UNVENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. – UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR- IMPERMEABLE VALUE PER TABLE R806.5 OF CRC INSULATED BUILDING ENVELOPE - 2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO – INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS 1i WINDOW TAG DOOR TAG CALL-OUT TAG REVISION TAG ROOM TAG VENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. – PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO 1-HR RATED FLOOR/CEILING ASS'Y - REF. DTLS. 7/AD-1 CONCRETE WALL / PODIUM DECK - PER STRUCT. REF. STRUCT DWGS. – FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK SECTION INDICATOR SPOT ELEVATION KEYNOTE TAG 2 A-3.0 2 A-3.0 7 AD-1.0 7 AD-1.0 14 AD-1.0 11.80' FIRST FLOOR F.F. 11.80' FIRST FLOOR F.F. 22.30' SECOND FLOOR F.F. 22.30' SECOND FLOOR F.F. 31.47' THIRD FLOOR F.F. 31.47' THIRD FLOOR F.F. 38.38' ROOF PLATE 38.38' ROOF PLATE 10'-6"9'-2"6'-11"BATH #4 BATH #6 3 :12 3 :12 3 :12 3:123:12 3:12 3 :12 3:12 1:12 2% MIN. ELEV. BATH #2 GARAGESAND ROOM MECH. 03.03 MAT SLAB REF. STRUCT.06.01 FLOOR JOISTS - REF. STRUCT. 06.02 DECK FRAMING - REF. STRUCT. 06.04 ROOF RAFTERS - REF. STRUCT. 06.30 COUNTERTOP AS SELECTED 06.38 BUILT-IN CLOSET CUSTOM PER INTERIOR DESIGNER 06.41 TALL CABINET BUILT-IN, FINISH AS SEL. 06.45 VANITY CASEWORK SINK, BASE CABINET AND COUNTER - VERIFY SIZE W/. I.D. & OWNER 06.49 SHELF BUILT-IN, FINISH AS SEL. 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE(CBC 1205.4) REF. DTL. 3/AD-1 10.15 INTERIOR GLASS HANDRAIL 34" - 38" ABV. NOSING (36"" TYP. U.N.O.), REF. DTL. 4/AD-1 11.20 FIREPLACE PREFABRICATED, GAS ONLY, 'DAVINCI - ISLAND' - ANSI Z21.50B-2014 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 12.01 FURNISHINGS AS SELECTED 22.04 BATHTUB FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) SCALE: 1/4" = 1'-0"3LONGITUDINAL SECTION SCALE: 1/4" = 1'-0"1TRANSVERSE SECTION SCALE: 1/4" = 1'-0"2TRANSVERSE SECTION PAD SCHEDULE 2'-0" SQ. X 24" DEEP PAD W(4)- # 5 E.W. @ BOTTOMP1 2'-6" SQ. X 24" DEEP PAD W(5)- # 5 E.W. @ BOTTOMP2 3'-0" SQ. X 24" DEEP PAD W(6)- # 5 E.W. @ BOTTOMP3 3'-6" SQ. X 24" DEEP PAD W(6)- # 5 E.W. @ BOTTOMP4 4'-0" SQ. X 24" DEEP PAD W(7)- # 5 E.W. @ TOP & BOTTOMP5 4'-6" SQ. X 24" DEEP PAD W(8)- # 5 E.W. @ TOP & BOTTOMP6 5'-0" SQ. X 24" DEEP PAD W(9)- # 5 E.W. @ TOP & BOTTOMP7 6'-0" SQ. X 24" DEEP PAD W(8)- # 6 E.W. @ TOP & BOTTOMP8 6'-6" SQ. X 24" DEEP PAD W(8)- # 6 E.W. @ TOP & BOTTOMP9 P10 8'-6" SQ. X 24" DEEP PAD W(11)- # 6 E.W. @ TOP & BOTTOM P11 5'-0" WIDE X 6'-0" LONG X 24" DEEP PAD W/ #5 @ 6" O.C. E.W. @ BOTTOM P12 7'-6" WIDE X 10'-0" LONG X 24" DEEP PAD W(12)- # 6 E.W. @ BOTTOM P13 9'-0" WIDE X 10'-0" LONG X 24" DEEP PAD W(9)- # 7 E.W. @ BOTTOM P14 9'-0" WIDE X 13'-0" LONG X 24" DEEP PAD W/#6 @ 6" O.C. E.W. @ BOTTOM P15 9'-0" WIDE X 19'-0" LONG X 24" DEEP PAD /W #6 @ 6" O.C. E.W. @ BOTTOM P16 10'-0" WIDE X 13'-0" LONG X 24" DEEP PAD /W(12)- #7 E.W. @ BOTTOM List of work requiring special inspection: SOILS COMPLIANCE PRIOR TO FOUNDATION INSPECTION STRUCTURAL CONCRETE OVER 2500 psi EXPANSION/ EPOXY ANCHORS STRUCTURAL SHEAR WALLS TYPE NUMBER 2, 3, AND 4. X X X X FIELD WELDINGX HIGH STRENGTH BOLTS (A325)X ANCHOR BOLT SCHEDULE 5/8" DIAMTETER X 12" ANCHOR BOLTS @ 32" O.C.32 5/8" DIAMTETER X 12" ANCHOR BOLTS @ 16" O.C.16 5/8" DIAMTETER X 12" ANCHOR BOLTS @ 8" O.C.8 3/4" DIAMTETER X 12" ANCHOR BOLTS @ 8" O.C. (MIN 3 A.B.'S)8* FOUNDATION NOTES 1. ALL CONTINUOUS EXTERIOR FOOTINGS SHALL HAVE 5/8" DIAMETER X 12" A.B.'S WITH 3" X 3" X 1/4" WASHERS, MIN.7" EMBEDMENT ONTO CONCRETE, AT 48" O.C. UNLESS NOTED OTHERWISE ON PLANS. ONE ANCHOR BOLT SHOULD BE LOCATED MAX. 12" AWAY FROM THE END OF THE SILL PLATE. MIN (2) A.B.'S PER SILL PLATE PER SHEAR PANEL. 2. ALL INTERIOR WALLS SHALL HAVE HILTI-XU 7/32"Ø X 3 1/2" @ 32" O.C. TO BE INSTALLED WITH ICC NUMBER 2269. ACTUAL SLAB THICKNESS SHALL BE MINIMUM 3-1/2" 3. ALL HOLDOWNS AND POST ANCHORS SHALL BE INSTALLED ACCORDING TO SIMPSON STRONG TIE SPECIFICATIONS AND REQUIREMENTS OF ICC REPORT # 2330 AND SHALL BE TIED IN PLACE PRIOR TO FOUNDATION INSPECTION. 4. MIN. CONCRETE WIDTH SHALL BE 8" FOR RECEIVING MPAs. AND HPAHD22s. VERIFY LOCATIONS OF HOLDOWNS AND ANCHOR BOLTS WITH ROUGH FRAMING TO ASSURE PROPER AND ACCURATE INSTALLATION. 5. PROVIDE #3X24" DOWEL AT 24" O.C. AND 12" FROM THE CORNER AT ALL CONCRETE STOOP AND PORCHES. 6. PROVIDE MINIMUM (2) #5 REINFORCING BAR AT TOP AND (2) #5 AT BOTTOM FOR ALL CONTINUOUS FOOTING IN ADDITION (1) #4 BAR EXTRA FOR ELECTRICAL GROUND. LOCATION TO BE VERIFIED WITH ELECTRICAL CONTRACTOR. 7. VERIFY MINIMUM FOUNDATION DEPTH, WIDTH,REINFORCING STEEL AND ADDITIONAL EXPANSIVE SOIL REQUIREMENTS WITH VALID SOILS REPORT AND IF ANY MORE RESTRICTIVE THE SHALL SUPERSEDE THE ABOVE MINIMUMS. 8. CONCRETE STRENGTH SHALL BE MINIMUM 4,000 PSI, WATER CEMENT RATIO OF .5 AND TYPE II CEMENT. 9. FOUNDATION DRAWING SHALL REFLECT THE STRUCTURAL REQUIREMENT ONLY. REFER TO ARCHITECTURAL PLANS FOR DIMENSIONS NOT SHOWN. ACCURACY OF THE DIMENSIONS AND FINAL FIT OF THE BUILDING SHALL BE REVIEWED BY THE ARCHITECT AND THE CONTRACTOR PRIOR TO CONSTRUCTION. 10. WAITING PERIOD FOR CONCRETE SLAB-ON-GRADE PRIOR TO START OF CONSTRUCTION IS AS FOLLOWS: a. WALK ON SLAB 24 HOURS AFTER CONCRETE HAS BEEN POURED. b. BEGIN WALL FRAMING 4-5 DAYS AFTER CONCRETE POUR. c. BEGIN ROOF/FLOOR FRAMING 7-10 DAYS AFTER CONCRETE POUR. d. DO NOT LOAD ROOF PRIOR TO 14 DAYS AFTER CONCRETE POUR. 11. THE MAXIMUM SOIL BEARING PRESSURE IS 1,000 PSF. FOR MAT FOUNDATION & 1,750 & 2,250 PSF FOR CONT. FT'G & PAD FOOTING, PER SOILS REPORT #BA249.1, PREPARED BY: EGA CONSULTANTS, INC. DATED: 11/17/2020. 12. ALL DIMENSIONS SHOWN ON THE PLANS HAVE BEEN DETERMINED BY THE ARCHITECT 13. FASTNERS FOR PRESERVATIVE-TREATED SHALL BE HOT DIPPED ZINC-COATED GALVANIZED STEEL, SILICON, BRONZE, OR COPPER. 14. SHEAR WALL ANCHOR BOLTS AND HOLDDOWN HARDWARE MUST BE SECURED IN PLACE PRIOR TO FOUNDATION INSPECTION. FOUNDATION LEGEND EXTERIOR FOUNDATION INTERIOR FOOTING GRADE BEAM HARDY FRAME NOTES: HARDY FRAMES TO BE INSTALLED AT CENTER WIDTH OF GRADE BEAM ALL REINFORCING STEEL AND TIES FOR HARDY FRAME TO BE 60 KSI STEEL INCLUDING BARS #3,4,5,6 HFX SPECIAL INSPECTION NOTE: PER SECTION 1704.1.1,SPECIAL INSPECTION IS REQUIRED FOR HFX ANCHOR PLACEMENT INCLUDING BOLT WASHER ASSEMBLY,EDGE DISTANCE AND END DISTANCE,SHEAR TIES AND REINFORCING BARS HFX STRUCTURAL OBSERVATION NOTE: IN ACCORDANCE WITH DEPARTEMENT POLICY CBC 1710,STRUCTURAL OBSERVATION IS REQUIRED FOR HFX ANCHOR PLACEMENT INCLUDING BOLT WASHER ASSEMBLY,EDGE ISTANCE AND END DISTANCE,SHEAR TIES AND REINFORCING BARS VERIFICATION AND INSPECTION 1. INSPECTION OF REINFORCING STEEL, INCLUDING PRESTRESSING TENDONS, AND PLACEMENT. 2. INSPECTION OF REINFORCING STEEL WELDING IN ACCORDANCE WITH TABLE 1705.2.2, ITEM 2B. 3. INSPECTION OF ANCHORS CAST IN CONCRETE WHERE ALLOWABLE LOADS HAVE BEEN INCRESED OR WHERE STRENGTH DESIGN IS USED. 4. INSPECTION OF ANCHORS POST-INSTALLED IN HARDENED CONCRETE MEMBERS. 5. VERIFY USE OF REQUIRED DESIGN MIX. 6. AT THE TIME FRESH CONCRETE IS SAMPLED TO FABRICATE SPECIMENS FOR STRENGTH TESTS, PERFORM SLUMP AND AIR CONTENT TESTS, AND DETERMINE THE TEMPERATURE OF THE CONCRETE. 7. INSPECTION OF CONCRETE AND SHOTCRETE PLACEMENT FOR PROPER APPLICATION TECHNIQUES. 8. INSPECTION FOR MAINTENANCE OF SPECIFIED CURING TEMPERATURE AND TECHNIQUES. 9. INSPECTION OF PRESTRESSED CONCRETE: A. APPLICATION OF PRESTRESSING FORCES. B. GROUTING OF BONDED PRESTRESSING TEN-DONS IN THE SEISMIC FORCE-RESISTING SYSTEM. 10. ERECTION OF PRECAST CONCRETE MEMBERS 11. VERIFICATION OF IN-SITU CONCRETE STRENGTH, PRIOR TO STRESSING OF TENDONS IN POST-TENSIONED CONCRETE AND PRIOR TO REMOVAL OF SHORES AND FORMS FROM BEAMS AND STRUCTURAL SLABS. 12. INSPECT FORMWORK FOR SHAPE, LOCATION AND DIMENSIONS OF THE CONCRETE MEMBER BEING FORMED. TABLE 1705.3 REQUIRED VERIFICATION AND INSPECTION OF CONCRETE CONSTRUCTION __ __ __ __ __ X X __ X X __ __ __ CONTINUOUS X __ X X X __ __ X __ X X X PERIODIC REFERENCE STANDARD ACI 318: 3.5, 7.1-7.7 AWS D1.4 ACI 318: 3.5.2 ACI 318: 8.1.3, 21.2.8 ACI 318: 3.8.6, 8.3.6, 21.2.8ACI 318: CH. 4, 5.2-5.4 ASTMC 172 ASTMC 31 ACI 318: 5.6, 5.8 ACI 318: 5.9, 5.10ACI 318: 5.11-5.13 ACI 318: 18.20 ACI 318: 18.18.4 ACI 318: CH. 16 ACI 318: 6.2 ACI 318: 6.1.1 IBC REFERENCE 1910.4 __ 1908.5, 1909.1 1909.1 1904.2, 1910.2, 1910.3 1910.10 1910.6, 1910.7, 1910.8 19.10.9 __ __ __ __ LOUNGE GREAT ROOM KITCHEN PANTRY DINING ENTRY STAIRS PWDR. ELEV. SAND ROOM 3-CAR GARAGE 15" THK CONC. MAT SLAB W/ #5 @ 12"O.C. EACH WAY TOP & BOTTOM F'c = 4,000 PSI OVER 2" SAND OVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745) WITH ALL LAPS SEALED OVER 4" THICK BASE OF 3/4" GRAVEL 1' - 6" 1' - 6" 1' - 6" 9 D1 1 D1 1 D1 1 D1 1 D1 6 D1 11 D1 9 D11 D11 D1 1 D1 12 D16 D1 10 D1 5 D1 TYP. @ NON-BR'G WALL 76' - 11" 24" WIDE X 24" DEEP GRADE BEAM W/ (4) #5 TOP & BOTT. & #4 TIES @ 12" O.C., F'c = 4,000 PSI, SPECIAL INSPECTION IS REQUIRED. P10 P12P5 2 D1 1' - 6"P3 P4 P9 P4 HSS 12X4X1/2STEEL COL.HSS 12X4X1/2STEEL COL.HSS 10X4X1/2STEEL COL.P13 P8 HSS 5X5X1/2STEEL COL. HS S 5 X5 X1 /2 S T E E L C O L . 11D1 PROPERTY LINE PROPERTY LINE PROPERTY LINE 12 D1 15" THK CONC. MAT SLAB W/ #5 @ 12"O.C. EACH WAY TOP & BOTTOM F'c = 4,000 PSI OVER 2" SAND OVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745) WITH ALL LAPS SEALED OVER 4" THICK BASE OF 3/4" GRAVEL6x8 POSTW/ HDU116x8 POSTW/ HDU116x8 POSTW/ HDU116x8 POSTW/ HDU118 8 8 D1 8 D1 8 D1 8 D13X SILL PLATE 3X SILL PLATE 6x6 POSTW/ HDU58 D1 6 x 8 P O S T W / HD 1 9 6 x 8 P O S T W / H D1 9 8*3X SILL PLATE4 D1 4 D1 6x8 POSTW/ HDU118 D1 6x8 POSTW/ HDU118 D1 8 3X SILL PLATE HSS 10X4X1/2STEEL COL. 17-A D1 HSS 10X4X1/2STEEL COL. 17-A D1 6 x 8 P O S T W/ C B S Q HSS 9X5X5/8STEEL COL.18 D1 HSS 10X4X1/2STEEL COL.17-B D1 6x6 POSTW/ CBSQ H S S 9 X5 X5 /8 ST EE L C O L . 18 D1 6x6 POSTW/ HDU86x6 POSTW/ HDU86x6 POST W/ CBSQ 8 3X SILL PLATE 8 D1 8 D16x8 POSTW/ HDU146x8 POSTW/ HDU148 3X SILL PLATE 8 D1 8 D16x10 POSTW/ HDU86x6 POSTW/ HDU88 3X SILL PLATE 8 D18 D1 17-D D117-G D1 HSS 8X4X1/2STEEL COL.17-F D1 3' - 0"30" WIDE X 30" DEEP GRADE BEAM W/ (6) #5 TOP & BOTT. & #4 TIES @ 12" O.C., F'c = 4,000 PSI, SPECIAL INSPECTION IS REQUIRED. H S S 5 X5 X1 /2 S T E E L C O L .17-L D1 6x8 POSTW/ HDU146x8 POSTW/ HDU148* 3X SILL PLATE 4 D1 4 D1 2D1 1' - 6"6 x 8 P O S T W / H D U1 44 D1 6x8 POSTW/ HDU14 4 D1 8*3X SILL PLATE6x8 POSTW/ HDU144 D1 6x8 POSTW/ HDU144 D1 8* 3X SILL PLATE 17-H D1 2 -HF X 2 1 x 9 W / 1 -1 /8 H .S . HA R DY F R A M E7 HFX2 3 HFX1 17-I D1 6x8 POSTW/ HDU11 6 x 8 P O S T W / H D U1 1 4 D1 8 D1 8 3X SILL PLATE6x6 POSTW/ HDU8 3 D1 HSS 10X4X1/2STEEL COL.17-C D1 6 x 6 P O S T W / H DU8 8 3X SILLPLATE3 D1 P8 P5 P16 P8 P3 P3 P2 P2 P4 P2 17-E D1 P6 H S S 8 X4 X1 /2 S T E E L C O L . 17-M D1 HSS 6X4X1/2STEEL COL. 17-K D1HSS 8X4X1/2STEEL COL.17-J D1 16 D1 P3 P11 P14 P15 PAD UNDER SLAB 1' - 0"1' - 0"1' - 0"H S S 8 X3 X1 /2 S T E E L CO L . 17-N D1 6x8 POSTW/ HDU5 3 D1 6x6 POSTW/ HDU53 D1 6x6 POSTW/ HDU58 D1 6x8 POSTW/ HDU88 D16x8 POSTW/ HDU88 D1 6x8 POSTW/ HDU88 D16x8 POSTW/ HDU88 D1HSS 8X4X1/2"F.H. ST. COL. 17-J D1 P8 2' - 0"2' - 0"SHEET410 Goddard, Suite # 200Irvine, CA. 92618EMAIL: INFO@FMHENGINEERING.COMTel: 949-245-8000Cell: 310-422-1536OWNERPROJECT LOCATIONNew Custom Home REVISIONS 1. PROJECT S-1FOUNDATION PLANHARVEY RESIDENCE908 W. OCEANFRONT,NEWPORT BEACH, CA.908 W. OCEANFRONT,NEWPORT BEACH, CA.21-001HARVEY RESIDENCE05-18-2021 1/4" = 1'-0"1 S-1 - FOUNDATION PLAN SHEET PROJECT D-1 16 14 13 9 8 12 11 6 7 4 3 2 1 5101517 21-001 NEWPORT BEACH., CA.HARVEY RESIDENCE908 W. OCEANFRONT,NEWPORT BEACH., CA.410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFOUNDATION DETAILSPROJECT INFORMATIONPROJECT / TITLE NEW CUSTOM HOME 05-18-2021 908 W. OCEANFRONT,EXTERIOR BEARING WALL DETAIL MAT SLAB PER PLAN 3"3"1'-6" 3" CLR3"CLR2X STUD WALL (2) #5 CONT. TOP & BOTT. E.N. F.G. 1:1 SEE PLANSLAB REINFORCEMENT PER PLAN A.B.'s @ 48" O.C. U.N.O ON PLANS. W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATE WITH 5/8" DIAMETERSHEAR PER PLAN #24" MIN.#5 @ 12" O.C. W/ 48" EMBEDMENT INTO SLAB PER FOUNDATION PLANS SLAB UNDERLAYMENT SEE MINIMUM FOUNDATION DEPTH AT HOLDOWN PER DETAIL 3,4&8/D1 4" MAX.(WHERE OCCURS) INTERIOR BEARING WALL DETAIL MAT SLAB PER PLAN 3"3"2:1 (2) #5CONT. BAR TOP. & BOTT.SEE PLAN1'-6" 2X STUD WALL E.N. SHEARPER PLAN # 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENT EACH SIDE INTO SLAB MAT SLAB PER PLAN 3"3"3"3"2:1 (2) #5CONT. BAR TOP. & BOTT. PER PLAN SEE PLAN1'-6" 2X STUD WALL E.N. SHEARPER PLAN #2X OR 3X P.T.D.F. SILL PLATE WITH 5/8" DIAMETER A.B.'s @ 48" O.C. U.N.O. ON PLANS. W/ 7" EMBEDMENT INTO FIRST POUR 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENT EACH SIDE INTO SLAB SLAB REINF. PER FOUNDATION PLANS SLAB UNDERLAYMENT COLD JOINT SLAB SSTB BOLT ANCHOR TYPE de le5" M I N . - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER 21" 25" 1 3/4" 1 3/4" HDU5 HDU8 4X4 4X4 5/8" SSTB24 ANCHOR DIA. AND TYPE HOLDOWN SIMPSON (MIN.) POST de le MIN DIST. TO CORNER - f'c = 2500 psi (U.N.O.) - SEE PLANS FOR HOLDOWN TYPE - DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION 7/8" SSTB28 5" 5" BASED ON WOOD CAPACITY 5645 6970 12" MIN112" MIN ALLOWABLE TENSION LOADS(LBS) 25"1 3/4"HDU8 4X6 OR 7/8" SSTB28 5"7870 6X6 11 14"MAX.Le-11 1/4"+3" (COVER) MIN. TYP. HOLDOWN INSTALLATION HDU14 6X6 1" DIA. PAB8 15"23" THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - DEEPEN FOOTING AS REQUIRED TO ACHIEVE (De+ 3") FOOTING - SEE PLANS FOR HOLDOWN TYPE - f'c = 2500 psi (U.N.O.)De1-3/4" PAB PER TABLE BELOW SLAB dePOST (MIN.) SIMPSON HOLDOWN ANCHOR DIA. AND TYPE 1" DIA. PAB86X6HDU11 HOLDOWN PER PLAN F"F" 12" F 18" HD19 6X6 1 1/4" DIA. PAB10 16"24" NON-BR'G WALL SLAB REINFORCEMENT PER PLAN MAT SLAB PER PLAN HILTI-XU (ICC NUMBER 2269) 7/32" DIA. X 3 1/2" SHOT PINS @ 32" O.C. 2X P.T.D.F. PLATE WITH PLACED 6" AND 10" FROM PLATE ENDS. AND FIRST 2 PINS WITH 14 GAGE WASHERS 2X STUDS @ 16" O.C. MAT SLAB PER PLAN 3"3"PER PLAN 3" CLR3"CLR1:1 SEE PLANSLAB REINFORCEMENT PER PLAN EXTERIOR BEARING WALL DETAIL #5 @ 12" O.C. W/ 48" EMBEDMENT INTO SLAB GRADE BEAM. REINFORCEMENT PER PLAN PER FOUNDATION PLANS SLAB UNDERLAYMENT4" MAX.PER PLAN#4 HOOKS @ 12" O.C. POST PER PLAN SILL PLATE SLAB REINFORCEMENT PER PLAN LeHOLDOWN PER PLAN A307 STEEL ALLTHREAD PER TABLE (2) #6 (48" LONG) EACH WAY DIAGONAL & 3" SQ. X 1/4" THK. PLATE WASHER @ HOLDOWN ALLTHREAD HDU5 HDU8 5/8"Ø HOLDOWN SIMPSON ALLTHREAD(A307)Le 12" 15"7/8"Ø MAT SLAB PER PLAN 3" SQ X 0.25" STEEL PLATE WASHER BTWEEN (2) HEAVY HEX NUTS MAT SLAB PER PLAN MAX. UPLIFT CAPACITY HDU11 15"1"Ø 6000 LBS 8000 LBS 9500 LBS 8" MIN. TOSILL PLATE,10" MAX.TYP. HOLDOWN INSTALLATION - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER 21"1 3/4"HDU5 4X4 5/8" SSTB24 ANCHOR DIA. AND TYPE HOLDOWN SIMPSON (MIN.) POST de le MIN DIST. TO CORNER 5" BASED ON WOOD CAPACITY 5645 ALLOWABLE TENSION LOADS(LBS) 25"1 3/4"HDU8 4X6 OR 7/8" SSTB28 5"7870 6X6 MAT SLAB PER PLAN 3"3"1'-6" 3" CLR3"CLR2X STUD WALL REINFORCEMENT PER E.N.8"MIN.F.G. 1:1 SEE PLANSLAB REINFORCEMENT PER PLAN SHEAR PLAN #24" MIN.MAT SLAB REINFORCEMENT PER DETAIL 1/D1 PER FOUNDATION PLANS SLAB UNDERLAYMENT4" MAX.de DETAIL 1/D1le - f'c = 2500 psi (U.N.O.) - SEE PLANS FOR HOLDOWN TYPE - DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION 24"1 3/4"HDU11 6X8 1" SB1X30 5" 24"1 3/4"HDU14 6X8 1" SB1X30 5" 11,175 14,445 POST CONNECTION DETAIL MAT SLAB PER PLAN 3"3"1'-6" 3" CLR3"CLR2X STUD WALL (2) #5 CONT. E.N.8"MIN.F.G. 1:1 SEE PLANSLAB REINFORCEMENT PER PLAN EXTERIOR GARAGE DETAIL A.B.'s @ 48" O.C. U.N.O ON PLANS. W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATE WITH 5/8" DIAMETERSHEAR PER PLAN #24" MIN.PERARCH#5 @ 12" O.C. W/ 48" EMBEDMENT INTO SLAB PER FOUNDATION PLANS SLAB UNDERLAYMENT SEE MINIMUM FOUNDATION DEPTH AT HOLDOWN PER DETAIL 3 &4/D1 6" MIN.4" MAX.8" (1) #5 CONT.3"A.B.'s @ 16" O.C. U.N.O. 3X P.T.D.F. SILL PLATE WITH 5/8"Ø X 12" 2'-0" TYP. #5 @ 12" O.C. E.W. #5 @ 12" O.C.3" CLR.TYP.10" CONC. WALLELEVATOR PIT.12"PER MANUFACTURER2'-6" MAX.10" CONC. WALL ELEVATOR PIT DETAIL 10"10" MAT SLAB PER PLAN 3"3"1'-6" 3" CLR 2X STUD WALL (2) #5 CONT. E.N. 1:1 SEE PLANSLAB REINFORCEMENT PER PLAN A.B.'s @ 48" O.C. U.N.O ON PLANS. W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATE WITH 5/8" DIAMETERSHEAR PER PLAN #PERARCHMAT SLAB PER PLAN 3"3"1:1SEE PLAN#5 @ 12" O.C. W/ 48" EMBEDMENT INTO SLAB 48" 48"6" MIN.4" MAX.4" MAX.(WHERE OCCURS) #5 @ 12" O.C. W/ 48" EMBEDMENT INTO SLAB SLAB REINFORCEMENT PER PLAN (2) #5 CONT. OR HARDY FRAMEWHERE OCCURS 1'-6" HOUSE TO GARAGE (1) #5 CONT. 8"3"18" MAXSTEP AT CONCRETE SLAB W/ 18" EMBEDMENT FOR DBL POUR COND. #5 DOWELS @ 24" O.C. INTO EACH WAY #5 CONTINUOUS BAR #5 CONTINUOUS BAR SLAB REINF. PER PLAN MAT SLAB PER PLAN 3"3"1'-6" 3" CLR3"CLR(2) #5 CONT. 1:1 SEE PLANSLAB REINFORCEMENT PER PLAN #5 @ 12" O.C. W/ 48" EMBEDMENT INTO SLAB EXTERIOR BEARING WALL DETAIL 4" MAX.3" CLR (TYP) PER FOUNDATION PLANS SLAB UNDERLAYMENT24" MIN.40 D OR24" MIN.40 D OR24" MIN.40 D OR 24" MIN. ALTERNATE CORNER PIECE ( BAR BENDS OMITTED). FOOTING REINFORMENT. FOUNDATION PER PLANS REINFORCING REBAR @ CORNERS R R 8(d)8(d) °90 BEND °180 BENDBEND 4(d) 2 1/2" MIN.12dWIRE TIE END 48(d) * IN CONCRETE 48(d) MASONRY (U.N.O.) LAP SPLICE R = 3(d) FOR #3 THRU #8 R = 4(d) FOR #9 THRU #11 R = 5(d) FOR #12 THRU #18 TYP. REINFORCING DETAILS * INCREASE LENGTH BY 30% FOR TOP BARS (HORIZONTAL BARS SO PLACED THAT MORE THAN 12 INCHES OF FRESH CONCRETE IS CAST IN THE MEMBER BELOW, EXCLUDE WALLS) CLOSED TIE OR HOOP STIRRUP DETAILINGDIMENSION4 " M IN . O R 6( d ) M I N .DETAILINGDIMENSION4" M IN . OR 6 ( d ) M IN . CROSSTIE D = 4(d) FOR #3 THRU #5 D = 6(d) FOR #6 THRU #8 NOTES: - PUT CROSSTIE W/ EACH STIRRUP ALT. 135 BENDS° - ALL BENDS SHALL BE MADE COLD D D 12(d) FOR #6 THRU #86(d) FOR #5 & SMALLER> 3" MIN.6(d)> 3" MIN.1/2" THK. BASE PLAT W/ (2)-3 4"Ø A.B'S. STEEL TUBE PER PLAN MAT SLAB PER PLAN 12"3/8" SLAB REINFORCEMENT PER PLAN 3"SEE PLAN3"STRINGERS TO FOOTING CONNE. #5 @ 12" O.C.SEE PLANSEE PLAN 1" DRYPACK 3" MIN.STEEL COLUMN PAD PER PLAN 18"3/8" PER PLAN W/ 24" EMBEDMENT MAT SLAB PER PLAN INTO MAT SLAB EACH SIDE BASE PLATE PER CONDITION A-N OPTION A MAT SLAB SEE PLANSEE PLAN 1" DRYPACK 3" MIN.STEEL COLUMN PAD PER PLAN 18"3/8" PER PLAN PER PLAN BASE PLATE PER CONDITION A-N #5 @ 12" O.C. W/ 24" EMBEDMENT INTO MAT SLAB EACH SIDE OPTION B STEEL COLUMN DETAIL 20" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S10"20"3"3"3" 10"3"3" 3/8" A B 20" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 10"20"3"3"3"10"3"3"3/8" C 20" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 10"20"3"3"3"10"3"3"3/8"20" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 10"20"3"3"3" 10"3"3" 3/8" D 22" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S10"22"3"3"3" 12"3"3" 3/8" E 18" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 10"18"3"3"3" 8"3"3" 3/8" F 22" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 10"22"3"3"3" 12"3"3" 3/8" G 3/8" 15" L. X 11" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 11"15"3"3"3"5"3"3"H 9" L. X 11" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 11"9"3"3"3"5"3"3"3"5" 3/8" I 18" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S10"18"3"3"3" 8"3"3" 3/8" J K 14" 4"16"3"2"3"3/8" 16" L. X 14" W. X 3/4" THK. BASE PL W/ (4) -3/4"Ø X 18" LONG AB'S6"5"5"5"3"2"15"15"3"3/8" L 15" L. X 15" W. X 3/4" THK. BASE PL W/ (4) -3/4"Ø X 18" LONG AB'S 14" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S10"14"3"3"3" 8"3"3" 3"4"3/8" M 3/8" 18" L. X 10" W. X 1" THK. BASE PL W/ (5) -3/4"Ø X 18" LONG AB'S 10"18"3"3"3"8"3"3"N 8" MIN. 1 2 GRADE BEAM @ COLUMN FOOTING GRADE BEAM PER PLAN SEE PLANSEE PLAN WITH 3/4" Ø A.B. MIN. 30" L X 30"W X 1 1/2" THK 1" DRYPACKd 3" MIN.STEEL COLUMN PER PLAN 2'-0" MIN.2d "d": SEE PLAN #4 TIES @ 3.5" O.C.,FIRST TIE MUST BE 2" FROM COLUMN BASE #4 TIES @ 3.5" O.C.,FIRST TIE MUST BE 2" FROM COLUMN BASE 1/2"CJP2"2"1/2" 30" L. X 30" W. X 1 1/2" THK. BASE PL W/ (10) -3/4"Ø X 18" LONG AB'S2'-6"2'-6" 18